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Item 1b - 56 E. Duarte Rd Mixed Use Project
DATE: December 15, 2015 TO: Honorable Mayor and City Council FROM: Jason Kruckeberg, Assistant City Manager/Development Services Director By: Tim Schwehr, Economic Development Analyst SUBJECT: GENERAL PLAN AMEDMENT, ZONE CHANGE, AND OTHER ENTITLEMENTS RELATED TO A THREE-STORY MIXED-USE COMMERCIAL AND RESIDENTIAL DEVELOPMENT WITH 19,360 SQUARE FEET OF GROUND FLOOR RESTAURANT/RETAIL SPACE AND 37 RESIDENTIAL CONDOMINIUM UNITS AT 56 EAST DUARTE ROAD, AND ADOPTION OF A MITIGATED NEGATIVE DECLARATION TO COMPLY WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT SUMMARY The applicant, James Chou on behalf of Pacific Plaza Arcadia, LLC, requests approval of a proposed three-story mixed-use development that consists of two stories of residential units (37 condominium units) over 19,360 square feet of ground floor commercial, and two- and-a-half levels of semi-subterranean parking. The proposal requires approval of the following entitlements: A General Plan Amendment to change the General Plan Designation of the property from Commercial to Mixed-Use; A Zone Change to change to Zoning Designation of the property from C-2, General Commercial to MU, Mixed-Use; A Conditional Use Permit to allow a mixed-use development, and to permit 9,540 square-feet of the ground floor commercial space to operate as restaurant space with the option for alcoholic beverage service; Architectural Design Review; A Tentative Tract Map to subdivide the 37 residential units for condominium purposes; and A Mitigated Negative Declaration under the California Environmental Quality Act (CEQA). Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 2 of 30 This proposal was presented to the Planning Commission at their regular meeting on November 10, 2015, for their consideration and recommendation to the City Council. At this meeting, the Planning Commission adopted Resolution No. 1950 recommending to the City Council approval of these applications, subject to staff’s recommended conditions of approval. The Planning Commission also recommended that four additional items be further reviewed, and addressed as needed, prior to the City Council’s review of the project. Refer to the Planning Commission Review & Recommendation section of this report for a discussion of these items. It is recommended that the City Council conditionally approve the project and applications, and adopt the Mitigated Negative Declaration by introducing Ordinance No. 2331 and adopting Resolution No.’s. 7100 and 7101. BACKGROUND The subject site is a corner lot that fronts Duarte Road and First Avenue. The site is zoned C-2, General Commercial, and is developed with an approximately 30,000 square-foot, two-story fitness center and 110-space surface parking lot (Arcadia Fitness Sports Club) constructed in 1978. The subject site abuts a 25’-0” wide public alley to the south, and an auto-repair and small retail building to the west, both zoned C-2. The properties immediately south of the rear alley are zoned R-3, High Density Residential, and are currently developed with a church and a two-story, six-unit residential condominium complex. Vehicular access to the residential condominium development is to be via the rear alley. The church does not have on-site parking. To the east of the subject site across First Avenue is a gas station, zoned C-2, and three single-family residential properties, zoned R-1, each developed with a single residence. To the north across Duarte Road are several one-story commercial buildings, zoned C-2. On November 5, 2013, a study session was held before the City Council for consideration of a potential four-story, mixed-use project with 75 senior housing units at the subject site. It was the consensus of the City Council that the size and scale of this proposal was too intense for the site. On August 19, 2014, a second study session was held before the City Council for consideration of a potential three-story, mixed-use project with 41 residential units and 18,000 square-feet of ground floor commercial space. It was the consensus of the City Council at this study session that revisions to the General Plan and Zoning designations for this site may be acceptable to allow a project of this approximate scale, provided the developer enhance the architectural design of the proposed building. See Attachment No. 7 for a copy of the study session minutes and the proposed design concept plans. The applicant incorporated comments received from the City Council, and formally submitted the proposed project to the Development Services Department on November 18, 2014. DISCUSSION The proposed project involves the construction and operation of a three story mixed-use building with two stories of residential units (37 condominium units) over approximately 19,360 square feet of commercial space, with two-and-a-half levels of semi-subterranean Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 3 of 30 parking. The building height is 40 feet with an additional 5 feet allowed for the parapet wall as an architectural feature to screen the rooftop mechanical equipment. The ground floor commercial space will consist of 9,820 square-feet of retail space and 9,540 square-feet of restaurant/café space. The property owner has received letters of intent from Lohas Supermarket to occupy the 9,820 square-feet of retail space, from 85°C Bakery to occupy 5,080 square-feet of restaurant/café space, and from Limericks Tavern Chop House to occupy 4,460 square-feet of restaurant/café space. Conceptual Rendering (Intersection of Duarte Rd. and First Ave.) The two levels of residential units along Duarte Road and First Avenue are significantly stepped-back from the ground floor commercial portion of the building. The residential units at the rear of the building are organized around a central common courtyard patio. The residential units range in size from a one-bedroom, 1,042 square-foot unit up to a four- bedroom, 2,268 square-foot unit. The second floor residential units along both streets will have large, private patio areas. The remainder of the residential units will have more typically-sized private patios and balconies. Vehicular access to the site is provided off of Duarte Road and via a rear alley accessed from First Avenue and Santa Anita Avenue. As a safety and traffic circulation mitigation measure, the Duarte Road entrance/exit will be designated a right-in/right-out only through the use of a raised channelizing island at the driveway exit. Left turns from the rear alley onto First Avenue will be permitted. Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 4 of 30 Conceptual Rendering (Duarte Rd. vehicular entrance/exit) The project provides a total of 250 parking spaces: 110 spaces on the ground floor and mezzanine levels, and 140 spaces on one level of subterranean parking. The parking requirement for the project is 239 spaces: 146 spaces for the commercial component and 93 spaces for the residential component. Parking on the ground floor and mezzanine levels will be for commercial customers only. Employee and residential parking will be reserved on the subterranean level. With a parking requirement of 239 spaces, and 250 spaces provided, the project proposes a parking surplus of 11 spaces. Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 5 of 30 Conceptual Rendering (Residential Courtyard – on Second Story) The proposed project requires the following actions/approvals: General Plan Amendment 1. – An amendment to revise the General Plan Designation from C - Commercial to MU - Mixed Use. Zone Change 2. – A Zone Change to revise the zoning from C-2, General Commercial to MU, Mixed Use. Conditional Use Permit 3. – As required by Arcadia zoning regulations, all mixed-use projects require approval of a Conditional Use Permit (CUP). In addition, a CUP is required for the restaurant/café spaces proposed on the ground floor, and to allow the sale of alcoholic beverages for on-site consumption at the restaurants/cafés and for sale for off-site consumption at the retail space. Architectural Design Review 4. – Architectural design review is to ensure that the project is consistent with the City’s Design Guidelines. Tentative Tract Map 5. – Approval of a Tentative Tract Map is required to subdivide the residential units for condominium purposes. Adoption of the Initial Study and Mitigated Negative Declaration 6. – The Initial Study and Mitigated Negative Declaration prepared for this project find that, with mitigation measures, the project will have less-than-significant impacts. The majority of the mitigation measures are standard regulatory requirements for any project of Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 6 of 30 this size. Mitigation measures specific to this project have been added to address traffic impacts and minimize construction noise and long-term noise impacts. Refer to Section 6 of the Initial Study and/or the Conditions of Approval Nos. 19-38 for the project-specific mitigation measures. General Plan Amendment and Zone Change A General Plan Amendment and Zone Change from Commercial to Mixed-Use is required to allow a mixed-use project at this location. The subject site is located within the First Avenue and Duarte Road Land Use Focus Area of the 2010 Arcadia General Plan. This area, shown in the adjacent map, was one of the six focus areas identified during the 2010 General Plan Update. The broad strategies outlined for the focus areas are as follows: Achieve more efficient or productive use of land resources; Encourage uses that would benefit the City through increased revenue, employment, and/or housing opportunities; Incentivize innovative mixed-use projects; Enhance select commercial corridors; and Establish a vision for future land uses on properties that will experience significant transition. The vision for the First Avenue and Duarte Road Land Use Focus Area is to: Provide an economically vibrant neighborhood with a mix of residential and commercial uses; Work to improve the pedestrian experience in this area; and Provide parking options (including alternative parking options along First Avenue), to help improve safety and traffic flow. Revising the General Plan and Zoning Designations for the subject site to Mixed-Use would be consistent with the broad strategies and vision outlined for the First Avenue and Duarte Road Land Use Focus Area. Although not directly adjacent to the other Mixed-Use properties along First Avenue to the north, a Mixed-Use Designation for the subject property would nonetheless be consistent with the focus area when viewed as a whole. The R-3 Zoning designation of the properties to the south of the site also Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 7 of 30 complements a residential/commercial project at the subject site. The development itself has been designed to comply with all of the Zoning requirements of the Mixed-Use Zoning Designation. Approval of a General Plan Amendment and Zone Change is subject to City Council approval. Conditional Use Permit and Tentative Tract Map Approval of a Conditional Use Permit is a requirement for all mixed-use projects in the City of Arcadia. A CUP is also required for the restaurant/café uses, and to allow alcoholic beverage service for on-site consumption at the restaurant/café uses, and to allow the retail use (supermarket) to sell alcoholic beverages for off-site consumption. All of the commercial uses are located at the north half of the property along Duarte Road, away from the nearby residential properties. As such, any resulting noise will not be impactful to these properties. As a condition of approval for this project, outdoor seating along First Avenue will be restricted to the area directly adjacent to the commercial space itself, and shall not extend to the south in front of the parking structure. An additional condition of approval for the project will restrict the delivery hours for the commercial uses to between 7:00 a.m. and 10:00 p.m. The applicant has confirmed that these conditions are acceptable to their prospective tenants. The applicant has obtained letters of intent from Lohas Supermarket, 85C Bakery Cafe, and Limericks Tavern Chophouse to occupy the three ground floor commercial spaces. The letters are included as Attachment No. 5 to this report. Although this does not a guarantee these tenants at this location, it does demonstrate at a minimum that there is market demand for the commercial portion of the project. In response to direction from the Planning Commission to require the commercial uses to be consistent with those represented by the applicant, a condition of approval has been added that specifically restricts the commercial uses to a 9,820 square-foot grocery/market; a 5,080 square-foot bakery; and a 4,460 square-foot restaurant or high-end retail store. This condition includes a provision that would allow minor deviations from these approved uses, subject to the review and approval of the Development Services Director. However, any significant deviations from these approved uses would require the review and approval of the Planning Commission. The proposal for the 37 residential condominium units requires that they be subdivided through the Tentative Tract Map process – see Attachment No. 4 for the Tentative Tract Map. The proposed subdivision complies with the subdivision regulations of the Arcadia Municipal Code and the State Subdivision Map Act, and will not violate any requirements of the California Regional Water Quality Control Board. Architectural Design The project is contemporary in style and designed with high commercial ceilings on the ground floor, and typical 9’-6” ceilings on the two residential levels with an additional 1’-0” between floors to allow for interior mechanical and plumbing equipment. The building fronts the north property line along Duarte Road in accordance with the City’s Design Guidelines, and also features a large central plaza to break up the mass of the structure. A Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 8 of 30 10’-0” setback is provided along First Avenue, which will be utilized for outdoor patio seating and landscaping. A 15’-0” setback is provided from the rear alley, and a setback ranging from 41’-9” to 48’-11” is provided from the west property line to accommodate the two-way driveway. Significant articulation of the upper half of the building is provided by stepping back the residential levels from the ground floor between 12’-0” and 16’-0” along the Duarte Road frontage, 15’-0” along the First Avenue frontage, and 10’-0” at the rear of the building. A large residential courtyard garden at the back half of the building provides additional modulation of the building mass as viewed from the south. As viewed from the east and west, the north portion of building is divided from the south portion of the building at the residential levels, providing a substantial break in the massing along the sides of the building. The large central plaza along Duarte Road provides a similar break in the massing as viewed from the north. In addition, the change of materials from the first to upper floors helps to soften the overall design from street level. The project is 40’-0” in height as measured from the Duarte Road grade level, with an additional 5’-0” tall parapet wall to extend above the upper level to provide a screen for the rooftop mechanical equipment. For comparison, the front tower of the existing fitness center is also 40’-0” in height. The ground floor will be 16’-8” high as measured from grade along Duarte Road to the finish floor level of the second-story residential units, and increases in height to 20’-0” as measured from the rear alley elevation Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 9 of 30 due to the natural north to south street grade. The ground floor walls will extend an additional 3’-6” above this height to provide a railing for the second floor patios. For comparison, the rear wall of the existing fitness center is 23’-0” in height as measured from the rear alley elevation. The second and third floors will extend 10’-6” in height as measured from floor to floor. A 5’-0” high parapet wall extends above the upper level and provides a screen for rooftop mechanical equipment. The height is in compliance with the height limit for the MU Zone, which is three stories and 40 feet, plus a 10-foot height allowance for rooftop equipment or appurtenances. The exterior of the ground floor commercial areas features brown-colored, 4” Norman Bronzestone brick veneer clad walls, powder coated gray recessed aluminum front glass windows and doorways, and gray metal awnings. The brick clad walls transition to a combination of brick and scored stucco colored to match the brick veneer along the sides and rear of the ground floor level. The residential levels have been designed to purposely appear distinct from the ground floor commercial and parking levels, yet also be complementary in color and architectural style. A combination of stucco and Hardie board siding is used for the exterior walls of the residential units, along with gray aluminum windows and contemporary glass guardrails for the third floor balconies. A variety of muted colors are proposed for the residential facades to provide visual interest to these areas. As a condition of approval, the gray stucco molding currently proposed above the commercial level will be revised to either a precast concrete molding or a decorative brick cap to match the brick veneer material of the ground floor. With this revision, the architectural design of the building will be acceptable. Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 10 of 30 New substantial landscaping is proposed along the perimeter of the property, including significant planters between the parking structure and First Avenue, and between the parking structure and the rear alley. Additional landscaping, decorative pavers, and outdoor seating are proposed within the ground floor plaza area, and at the south perimeter of the mezzanine parking level. Substantial landscaping is also proposed on the second-floor residential level, which includes 138, 36-inch sweet bay trees in pots within the private and common patio areas. Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 11 of 30 Parking and Traffic The project will provide a total of 250 parking spaces: 110 spaces on the ground floor and mezzanine levels, and 140 spaces on one level of subterranean parking. The parking requirement for the project is 239 spaces: 146 spaces for the commercial component and 93 spaces for the residential component. Parking on the ground floor and mezzanine levels will be for commercial customer parking only. Employee and residential parking will be reserved on the subterranean level. With a parking requirement of 239 spaces and 250 spaces provided, the project proposes a parking surplus of 11 spaces. (Rear alley and parking structure) A traffic impact study was prepared to evaluate the potential impacts of the traffic generated by the proposed mixed use project. The study included an analysis of 12 nearby intersections and eight roadway segments as depicted on the following map: Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 12 of 30 Roadway Segments Analyzed (shown in Blue) Intersections Analyzed (numbered circles) The proposed project is expected to generate 336 net new vehicle trips during the AM peak hour (i.e., the busiest 60 minutes between 7:00 AM and 9:00 AM) and 134 net new trips during the PM peak hour (i.e., the busiest 60 minutes between 4:00 PM and 6:00 PM). The traffic impact study concluded that the increased trips are not projected to result in any significant traffic impacts to the nearby intersections or roadway segments. The City Engineer has reviewed the traffic impact study and is in agreement with the conclusions. The traffic impact study recommends that the Duarte Road entrance/exit be restricted to a right-in/right-out only. This is required as a Condition of Approval for the project. Planning Commission Review & Recommendation This proposal was presented to the Planning Commission at their regular meeting on November 10, 2015. At this meeting, the Planning Commission adopted Resolution No. 1950 recommending to the City Council conditional approval of these applications. The Planning Commission vote was 4–0, with one commissioner absent, recommending approval of each of the applications and Mitigated Negative Declaration, with the exception of the Architectural Design Review Application, in which the Commission voted 3–1 recommending approval. Commissioner Lin voted in opposition to the architectural design of the project stating reservations about the size and scale of the design relative to the surrounding neighborhood. In response to public testimony and commissioner discussion, the Planning Commission, as part of their recommendation, asked that the following four items be further addressed and analyzed prior to the City Council Meeting: Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 13 of 30 Provide clarification on how the 146 required parking spaces for the commercial component of the project is able to accommodate the 357 AM peak hour trips estimated to be generated by the bakery. Staff response: The Planning Commission questioned the 357 AM peak hour trips generated by the bakery and that the number seems to be out-of-line with the requirement for 146 total parking spaces for the commercial uses. With regard to the number of trips, the 357 AM peak hour trips is on the high side for this type of use, and the trip generation rate that was used (from the ITE Trip Generation Manual) is more appropriately intended for smaller square footage uses, such as a Starbucks. The bakery is relatively large at 5,100 square feet, and will likely not generate the same amount of trips per square foot as a similar but smaller use. Thus, the result here is an extremely conservative trip generation number for the proposed use, which translates to a worst case impact on the City’s roadway network. It should also be noted that the project provides 157 commercial parking spaces, which is 11 additional parking spaces above and beyond the 146 commercial parking spaces required. With regard to comparing the trip generation with the parking requirements, there is generally no direct relationship between trip generation totals and parking requirements. Any comparison must take into account the parking turnover rate or the duration of stay for a specific use. As an example, a trip to a fast food venue for a quick purchase versus an employee trip to an office will have significantly different lengths of stay. As for the trips generated by the bakery, the 357 trips represents the total trips entering and exiting the site. If the number of trips is divided in half, approximately 180 vehicles enter the site in the peak hour. Assume that for the bakery use, the typical stay is 15 minutes. That means that ideally four vehicles could occupy one space in one hour, or 45 spaces are necessary, at a minimum, to accommodate 180 vehicles in an hour. Although this is not the way that parking requirements are determined, the 157 commercial parking spaces provided would be able to accommodate the needs of the bakery and other commercial uses using this methodology. Provide a mechanism giving the City more control of future commercial tenants at this site to ensure long-term compatibility with adjacent residential properties and overall consistency with the high-quality vision proposed for the commercial portion of the development. Staff response: Condition of Approval no. 1 has been added requiring that the commercial tenants of the development shall consist specifically of a 9,820 square- foot grocery/market; a 5,080 square-foot bakery; and a 4,460 square-foot restaurant or high-end retail store. Any minor deviations from these approved uses shall be subject to the review and approval of the Development Services Director, or designee. Any deviations deemed by the Development Services Director, or designee, to be more than minor in type or scope shall be subject to the review and approval of the Planning Commission. Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 14 of 30 Require a detailed security plan for the development as a Condition of Approval. Staff response: The requirement for a detailed security plan has been added as recommended Condition of Approval no. 2. Require that the construction haul route and construction staging areas avoid First Avenue and the other residential streets south of the project site. Staff response: Mitigation Measures NOI-1 and TRA-1 of the Mitigated Negative Declaration require preparation and approval of a construction haul route and staging areas. An additional restriction to specifically avoid First Avenue as the haul route and staging area has been added as recommended Condition of Approval no. 3. In response to public comments at the Planning Commission Meeting, the applicant has also chosen to relocate the southeast parking garage entrance/exit approximately 30 feet further west down the alley. This revision staggers the entrance and exit of the parking garage relative to the pedestrian access gate to the church, and allows additional room for vehicles entering the garage to queue in the alley without backing onto First Avenue. This change has been memorialized as recommended Condition of Approval no. 4. See the Public Notice/Comments section below for a full description of the public comments made at the Planning Commission meeting. FINDINGS The Arcadia Municipal Code requires that for approval of a General Plan Amendment, Zone Change, Conditional Use Permit, Architectural Design Review, and Tentative Tract Map, it must be concluded that the following findings of fact can be made in an affirmative manner: 1. That the approval of General Plan Amendment No. GPA 15-01 (Mixed Use) will not be detrimental to the public health or welfare or injurious to the properties or improvements in such area or vicinity. Facts to Support the Finding: The Initial Study/Mitigated Negative Declaration for the proposed Project analyzed all the potential impacts and, with mitigation measures, no new significant impacts would occur as a result of the proposed Project. The Amendment will allow mixed-use development and is consistent with the policies and vision of the General Plan for the First Avenue and Duarte Road Land Use Focus Area. Therefore, the proposed Amendment would not be detrimental to the public health and welfare. 2. The proposed Zone Change (Mixed Use) is consistent with the General Plan, as amended; and that public necessity, convenience, general welfare and good zoning practice justify the proposed changes. Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 15 of 30 Facts to Support the Finding : The proposed Zone Change is consistent with the City’s General Plan, as amended, including the goals, objectives, policies, and action programs in the City’s General Plan, as amended. The Project location has been identified as a compatible continuation of the Mixed-Use area to the north, and will foster new development and revitalization of the adjacent commercial area. The proposed Zone Change and Project will be a positive benefit to the surrounding properties and to the City at large. Therefore, the proposed Zone Change is consistent with the General Plan. 3. The granting of the Conditional Use Permit will not be detrimental to the public health or welfare or injurious to the property or improvements in such zone or vicinity. Facts to Support the Finding : The proposed mixed use Project is guided by the policies and vision of the General Plan for the First Avenue and Duarte Road Land Use Focus Area and will be consistent with the detailed development standards in the Zoning Code for mixed-use developments. The Project will provide opportunities for complementary service and retail commercial businesses and residential uses to locate on the subject site. The Project will comply with all zoning and regulatory requirements and, with the mitigation measures incorporated into the Project, will not result in any significant impacts to the surrounding properties or community as a whole. Based on this information, the proposed Project will not be detrimental to the public health or welfare or injurious to the other properties in the vicinity. 4. The use applied for at the location indicated is properly one for which a Conditional Use Permit is authorized. Facts to Support the Finding : The Mixed Use Zone encourages different land uses (e.g., residential and commercial) within a mixed-use project that offer opportunities for people to live, work, shop, and recreate without having to use their vehicles. The proposed Project will provide an opportunity for a lively street scene to come to this area and will help revitalize the Duarte Road and First Avenue commercial area, since it will attract both commuters to shop or dine, and residents who want to live within walking distance of commercial amenities. 5. The site for the proposed use is adequate in size and shape to accommodate said use, and all yards, spaces, walls, fences, parking, loading, landscaping, and other features required to adjust said use with the land and uses in the neighborhood. Facts to Support the Finding : The Project site is appropriate in size and shape to accommodate a functional and desirable mixed-use development, which includes a pedestrian scaled outdoor plaza area that is located along Duarte Road. The proposed number of total parking spaces of 250 spaces exceeds the City’s parking requirement of 239 spaces. The proposed vehicular driveways and on-site circulation will provide effective automobile access to the site, while also maintaining a safe separation from pedestrian areas. The building footprint is within Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 16 of 30 the maximum heights, setbacks, lot coverage and other requirements of the Zoning Code and the design is articulated to help soften the overall appearance and to shield active uses onsite with passive ones, both onsite and at adjacent properties. Therefore, the site is adequate in size and shape to accommodate the proposed use. 6. The site abuts streets and highways adequate in width and pavement type to carry the kind of traffic generated by the proposed use. Facts to Support the Finding : The site is located along First Avenue and Duarte Road, both of which are adequate in width and pavement type to accommodate the traffic generated by the proposed development. A channelized island at the Duarte Road driveway will limit vehicles exiting from this location to a right-turn only. A Traffic Analysis prepared for the Project finds that the Project will not create any significant traffic impacts at nearby intersections or roadways. 7. The granting of the Conditional Use Permit will not adversely affect the comprehensive General Plan. Facts to Support the Finding : The Project includes a General Plan Amendment to revise the underlying designation of the site from Commercial to Mixed Use. The Project would advance the goals of the City’s General Plan Mixed Use Land Use and Community Design Element by providing complementary service and retail commercial businesses, along with residential uses. It also would further the goals of the First Avenue and Duarte Road Land Use Focus Area identified in the General Plan. 8. The Project, together with the provisions for its design and improvement, is consistent with the City’s General Plan, the City’s Subdivision and Zoning Regulations, the State Subdivision Map Act, and the City’s Architectural Design Guidelines. Facts to Support the Finding : The proposed subdivision will allow the residential component of the Project to be subdivided for condominium purposes. The subdivision is consistent with the City’s General Plan and Zoning Regulations, as amended by this Project, the City’s Subdivision Regulations, the State Subdivision Map Act, and the City’s Architectural Design Guidelines. 9. The discharge of waste from the proposed subdivision into the community sewer system will comply with existing requirements prescribed by a California Regional Water Quality Control Board. Facts to Support the Finding : The Public Works Services Department confirmed that the proposed development will be adequately served by the existing sewer infrastructure and the requirements of the California Regional Water Quality Control Board will be satisfied. Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 17 of 30 RECOMMENDATION It is recommended that the City Council conditionally approve the project and adopt the Mitigated Negative Declaration by introducing Ordinance No. 2331, and adopting Resolutions 7100 and 7101, subject to the following Conditions of Approval: 1. The commercial tenants of this development shall consist specifically of a 9,820 square-foot grocery/market; a 5,080 square-foot bakery; and a 4,460 square-foot restaurant or high-end retail store. Any minor deviations from these approved uses or areas shall be subject to the review and approval of the Development Services Director, or designee. Any deviations deemed by the Development Services Director, or designee, to be more than minor in type or scope shall be subject to the review and approval of the Planning Commission. 2. Prior to issuance of a building permit for construction of the new building, the applicant/property owner shall prepare and submit an operational security plan that addresses on-site security for the commercial, residential, and parking structure areas, subject to the review and approval of the Community Development Administrator, or designee. 3. Construction for this project shall avoid using First Avenue as either the haul route or staging area. Prior to issuance of a grading or building permit, the developer shall prepare a haul route and staging plan for trucks hauling earth or construction materials from the project site to where this material will be disposed. The plan shall be reviewed and approved by the Arcadia Engineering Services before a grading or building permit is issued by the City. 4. On the final construction drawings, the southeast vehicular driveway to the parking structure shall be relocated to be a minimum of 60 feet from the east property line as measured to the nearest point of the driveway. The specific location shall be subject to the review and approval of the Community Development Administrator, or designee. 5. The commercial uses shall not be open for business more than twenty (20) hours per day, nor anytime between 1:00 a.m. and 5:00 a.m.; otherwise, a separate Conditional Use Permit shall be required. 6. Storage of bikes, toys, laundry, clothing, or any other types of storage is prohibited on any balcony or private patio area when said items are visible from any public right-of-way. All patio furniture, patio decorations, barbeque equipment, landscaping, and other patio items visible from the public right-of-way shall be consistent in type and appearance with the City’s property maintenance standards and architectural design guidelines. This requirement shall be included in the CC&R’s for the residential condominiums. 7. Outdoor seating along First Avenue shall be restricted to the area directly adjacent to the commercial space itself and shall not extend in front of the parking structure. Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 18 of 30 8. On the final construction drawings, the gray stucco molding above the commercial level shall be revised to either a precast concrete molding or a decorative brick cap to match the brick veneer material of the ground floor, subject to the review and approval of the Community Development Administrator, or designee. 9. The delivery hours for the commercial uses shall be limited to between 7 a.m. and 10 p.m., seven days a week. 10. Rooftop air conditioning units placed within 75 feet of the south property boundary shall be enclosed at the south, west, and east sides by noise reducing screen walls, subject to the review and approval of the Community Development Administrator, or designee. 11. The applicant/property owner shall pay the cost in its entirety for an independent contract planner/inspector to assist the City with the monitoring and reporting of the required mitigation measures outlined in the Mitigated Negative Declaration. The scope of work and selection of the contract planner/inspector shall be determined by the Development Services Department, and an agreement shall be entered into between the City and the contract planner/inspector as a consultant, in a form and substance approved by the City Attorney, and shall be executed prior to issuance of any building permits. The applicant/property owner shall deposit with the City in advance of the execution of said agreement, a sum of money deemed by the City, solely in its discretion, to be adequate to pay the consultant for such services, and to replenish such deposit from time to time as deemed necessary by the City. 12. The applicant/property owner shall comply with all City requirements regarding building safety, fire prevention, detection, suppression, emergency access, public right-of-way improvements, parking, water supply and water facilities, sewer facilities, trash reduction and recycling requirements, and National Pollutant Discharge Elimination System (NPDES) measures to the satisfaction of the Building Official, Fire Marshal, Public Works Services Director and Development Services Director, or their designees. Compliance with these requirements is to be determined by having fully detailed construction plans submitted for plan check review and approval by the foregoing City officials and employees, and shall include, but shall not be limited to the following: a. The Owner/Applicant will be required to pay a $125 map fee/final approval fee prior to approval of the Tract Map. b. Prior to approval of the Tract Map, submit a separate demolition and erosion control plan prepared by a registered civil engineer subject to the approval of the City Engineer, or designee. c. Prior to approval of the Tract Map and/or issuance of a Certificate of Occupancy for any portion of the building, the Owner/Applicant shall either construct or post security for all public improvements to be shown on Tentative Map 73453, and the following item(s): Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 19 of 30 • The Owner/Applicant shall remove and replace the existing sidewalk, curb and gutter along the property frontage of Duarte Road and First Avenue. • The Owner/Applicant shall remove and replace the existing driveway approaches along the entire property frontages on Duarte Road and First Avenue as well as the alley approach on First Avenue. • The Owner/Applicant shall reconstruct the curb ramp at the corner of Duarte Road and First Avenue to meet current ADA/accessibility standards. • The Owner/Applicant shall remove and replace the existing asphalt alley and concrete ribbon gutter to the south of the parcel per City Standard from Property Line to Property Line. • The Owner/Applicant shall identify on the Tract Map the relocation of any existing power poles. d. The Owner/Applicant shall submit a Grading Plan prepared by a registered civil engineer subject to the approval of the City Engineer, or designee prior to issuance of a building permit. e. The Owner/Applicant shall permanently restrict the access at the project driveway on Duarte Road to a right-in/right-out driveway in accordance with the recommended circulation improvements identified in the Traffic Impact Analysis prepared by LSA Associates, Inc., dated September 2015. f. The Owner/Applicant shall designate the property frontage along Duarte Road as a, “No Parking Zone.” g. The Owner/Applicant shall submit a Standard Urban Stormwater Mitigation Plan in compliance with the City’s Low Impact Development Ordinance, subject to the approval of the City Engineer, or designee prior to the issuance of a building permit. h. The Developer shall provide calculations to determine the maximum domestic demand, maximum commercial demand, and maximum fire demand in order to verify the required water service size. i. The Developer shall provide separate water services and meters for the residential, commercial, irrigation, and fire services. j. Domestic water service for the residential condominiums shall be provided by a common master meter installed within the public right-of-way. k. All fire services shall be isolated from domestic water services with approved backflow prevention devices. l. A Water Meter Permit Application shall be submitted to the Public Works Services Department and approved by the Public Works Services Director, or designee prior to final plan check approval. Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 20 of 30 m. New water service installations shall be completed by the Developer. Installations shall be according to the specifications of the Public Works Services Department, Engineering Section. Abandonment of existing water services, if necessary, shall be by the Developer, according to Public Works Services Department, Engineering Section specifications. n. Connection to the 15" sewer, owned by the Sanitation Districts of Los Angeles County, in the First Avenue right-of-way shall require approval from the Sanitation Districts of Los Angeles County and an encroachment permit from the City. o. Existing palm trees in the parkway on Duarte Road and First Avenue shall remain. The Owner/Applicant shall remove the second tree south of Duarte Road on First Avenue with a permit from the Public Works Services Department and replace it with one 24" box Queen Palm. p. The project is subject to the State Water Resources Control Board's NPDES General Construction Permit requirements. The Owner/Applicant shall submit a Notice of Intent along with applicable fees to the State of California and shall prepare a Stormwater Pollution Prevention Plan. The City will not issue a grading permit until a Waste Discharge ID Number is furnished by the Owner/Applicant for this project. q. The project is subject to City of Arcadia Industrial Waste requirements. Prior to issuance of a building permit, the Owner/Applicant shall submit two sets of plumbing plans to the Public Works Services Department for their review and approval. Grease Interceptors shall be required for all restaurant/café uses. r. The design of the project shall comply with the applicable California Residential Code and the City of Arcadia Construction Standards to the satisfaction of the City Building Official or designee. Detailed shoring plans shall be submitted to Building Services for review during the plan check process. s. All areas shall be fire sprinklered. The sprinkler systems serving commercial areas and residential areas shall be segregated. The fire sprinkler system shall be monitored by a UL listed central station. Notification appliances shall be provided in all common areas and residential areas. t. Class I standpipes shall be provided inside stairwells 1, 2, and 3 on all levels including the roof. Minimum 2A:1 OBC fire extinguishers shall be provided in all commercial/parking areas, and on the exterior of the ground floor of the residential areas. Maximum travel distance to any extinguisher shall be 75 feet. u. Two new fire hydrants shall be provided adjacent to the project at the south side of Duarte Road, and two new fire hydrants shall be provided at the west side of First Avenue. v. Knox boxes shall be provided adjacent to the Lobby area and outside stairwells 1 and 3 with keys to all common areas and to the commercial units. Any automatic gates used in parking areas shall be equipped with a Knox switch. Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 21 of 30 13. A water-efficient landscape and irrigation plan shall be submitted for plan check to Building Services. The plans shall include irrigation from the project site to landscaping within the public rights-of-way. 14. An exterior lighting and parking structure lighting plan and photometric study showing that light and glare will not exceed one foot-candle at any property line, shall be submitted to Planning Services for review and approval prior to issuance of a building permit. The approved lighting shall be installed prior to final inspection approval and occupancy. 15. Satellite dishes shall not be placed where they are visible from public rights-of-way. This requirement shall be included in the CC&R’s for the residential condominiums.. 16. The property owner/applicant shall provide trash collection services as often as necessary to ensure that there is no buildup of trash on the site or within the building. Trash placement outside of an authorized trash container is prohibited. Storage of trash bins or trash or recycling containers outside of the building for more than 18 hours is prohibited. 17. The applicant shall defend, indemnify, and hold harmless the City of Arcadia and its officials, officers, employees, and agents from and against any claim, action, or proceeding against the City of Arcadia, its officials, officers, employees or agents to attack, set aside, void, or annul any approval or conditional approval of the City of Arcadia concerning this project and/or land use decision, including but not limited to any approval or conditional approval of the City Council, Planning Commission, Modification Committee, or City Staff, which action is brought within the time period provided for in Government Code Section 66499.37 or other provision of law applicable to this project or decision. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and/or land use decision and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officials, officers, employees, and agents in the defense of the matter. 18. Approval of GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 shall not be of effect unless on or before 30 calendar days after approval of this project, the property owner/applicant has executed and filed with the Community Development Administrator or designee an Acceptance Form available from the Development Services Department to indicate awareness and acceptance of these conditions of approval. Mitigation Measures, Project Design Features and Regulatory Requirements as Conditions of Approval – The following conditions are found in the Mitigation Monitoring and Reporting Program (MMRP). They are recorded here to facilitate review and implementation. 19. AES-1 Prior to issuance of a building permit, the applicant shall demonstrate that all project windows are glazed or otherwise treated to minimize glare on surrounding roads and properties, to the satisfaction of the Development Services Director or designee. Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 22 of 30 20. BIO-1 Construction in either phase should not occur during the local nesting season (estimated February 1 to July 15). If any construction occurs during the nesting season, a nesting bird survey shall be conducted by a qualified biologist prior to the issuance of a grading permit or removal of any large trees on the existing property. If the biologist determines that nesting birds are present, an area of 100 feet shall be marked off around the nest and no construction activity can occur in that area during nesting activities. Grading and/or construction may resume in this area when a qualified biologist has determined the nest is no longer occupied and all juveniles have fledged. This measure shall be implemented to the satisfaction of the City Planning Services. 21. CUL-1 If archaeological resources are discovered during project grading, work shall be halted in that area until a qualified archaeologist can be retained by the developer to assess the significance of the find. The project archaeologist shall observe the remaining earthmoving activities at the project site consistent with Public Resources Code Section 21083.2(b), (c), and (d). The monitor shall be equipped to record and salvage cultural resources that may be unearthed during grading activities. The monitor shall be empowered to temporarily halt or divert grading equipment to allow recording and removal of the unearthed resources. 22. CUL-2 If paleontological resources (fossils) are discovered during project grading, work will be halted in that area until a qualified paleontologist can be retained to assess the significance of the find. The project paleontologist shall monitor remaining earthmoving activities at the project site and shall be equipped to record and salvage fossil resources that may be unearthed during grading activities. The paleontologist shall be empowered to temporarily halt or divert grading equipment to allow recording and removal of the unearthed resources. Any fossils found shall be evaluated in accordance with the CEQA Guidelines and offered for curation at an accredited facility approved by the City of Arcadia. Once grading activities have ceased or the paleontologist determines that monitoring is no longer necessary, monitoring activities shall be discontinued. This measure may be combined with CUL-1 at the discretion of the City Planning Services. 23. CUL-3 In the event of an accidental discovery or recognition of any human remains, California State Health and Safety Code § 7050.5 dictates that no further disturbance shall occur until the County Coroner has made the necessary findings as to origin and disposition pursuant to CEQA regulations and PRC § 5097.98. If human remains are found, the LA County Coroner’s office shall be contacted to determine if the remains are recent or of Native American significance. Prior to issuance of a grading permit, the developer shall include a note to this effect on the grading plans for the project. 24. GHG-1 To ensure that the proposed project complies with and would not conflict with or impede the implementation of reduction goals identified in Assembly Bill 32, the Governor’s Executive Order S-3-05, and other strategies to help reduce greenhouse gases (GHGs) to the level proposed by the Governor, the project will implement a variety of measures that will reduce its GHG emissions. To the extent feasible, and Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 23 of 30 to the satisfaction of the City of Arcadia, the following measures will be incorporated into the design and construction of the project (including specific building projects): a. Construction and Building Materials. Divert at least 50 percent of the demolished and/or grubbed construction materials (including, but not limited to, soil, vegetation, concrete, lumber, metal, and cardboard). b. Energy Efficiency Measures. Design all project buildings to exceed the California Building Code Title 24 energy standard by 10 percent, such as by installing energy-efficient heating and cooling systems, appliances and equipment, and control systems. c. Water Conservation and Efficiency Measures. Devise a comprehensive water conservation strategy appropriate for the project and its location. The strategy may include the following, plus other innovative measures that may be appropriate: • Create water-efficient landscapes within the development. • Install water-efficient irrigation systems and devices, such as soil moisture- based irrigation controls. • Restrict watering methods (e.g., prohibit systems that apply water to non- vegetated surfaces) and control runoff. 25. HAZ-1 During grading of the project site, including the subterranean parking structure, a hazardous waste monitor shall be present to determine if onsite soils contain contamination from local sources. If contamination is observed, the monitor shall be empowered to halt work in that area to determine the nature and extent of contamination. The monitor shall make arrangements as appropriate to safely remediate any contaminated materials including disposal by a certified contractor at an approved landfill. If no contamination is found, the monitor shall file a brief report with the City within 30 days of the completion of grading. This measure shall be implemented to the satisfaction of the City Planning Services. 26. HYD-1 Prior to issuance of a grading permit, the developer shall file a Notice of Intent (NOI) with the State Water Resource Control Board to be covered under the National Pollutant Discharge Elimination System (NPDES) General Construction Permit for discharge of storm water associated with construction activities. The project developer shall submit to the City the Waste Discharge Identification Number issued by the State Water Resource Control Board (SWRCB) as proof that the project’s NOI is to be covered by the General Construction Permit and has been filed with the SWRCB. This measure shall be implemented to the satisfaction of the City Engineer, or designee. 27. HYD-2 Prior to issuance of a grading permit, the developer shall submit to the State Water Resource Control Board (SWRCB) and receive approval for a project-specific Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall include a surface water control plan and Erosion and Sediment Control Plan citing specific Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 24 of 30 measures to control on-site and off-site erosion during the entire grading and construction period. In addition, the SWPPP shall emphasize structural and nonstructural best management practices (BMPs) to control sediment and non- visible discharges from the site. BMPs to be implemented may include (but shall not be limited to) the following: • Potential sediment discharges from the site may be controlled by the following: sandbags, silt fences, straw wattles, fiber rolls, a temporary debris basin (if deemed necessary), and other discharge control devices. The construction and condition of the BMPs are to be periodically inspected by the State Water Resources Control Board during construction, and repairs are to be made as required. • Area drains within the construction area must be provided with inlet protection. Minimum standards are sandbag barriers, or two layers of sandbags with filter fabric over the grate, properly designed standpipes, or other measures as appropriate. • Materials that have the potential to contribute non-visible pollutants to storm water must not be placed in drainage ways and must be placed in temporary storage containment areas. • All loose soil, silt, clay, sand, debris, and other earthen material shall be controlled to eliminate discharge from the site. Temporary soil stabilization measures to be considered include: covering disturbed areas with mulch, temporary seeding, soil stabilizing binders, fiber rolls or blankets, temporary vegetation, and permanent seeding. Stockpiles shall be surrounded by silt fences and covered with plastic tarps. • Implement good housekeeping practices such as creating a waste collection area, putting lids on waste and material containers, and cleaning up spills immediately. • The SWPPP shall include inspection forms for routine monitoring of the site during the construction phase. • Additional required BMPs and erosion control measures shall be documented in the SWPPP. • The SWPPP is to be kept on site for the duration of project construction and shall be available to the State Water Resource Control Board for inspection. The developer and/or construction contractor shall be responsible for performing and documenting the application of BMPs identified in the project-specific SWPPP. Regular inspections shall be performed on sediment control measures called for in the SWPPP. Monthly reports shall be maintained and available for City inspection. An inspection log shall be maintained for the project and shall be available at the site for review by the City and the State Water Resource Control Board as appropriate. 28. HYD-3 Prior to issuance of a grading permit, the applicant shall prepare a Low Impact Development (LID) Plan and the site plans shall illustrate the various long- Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 25 of 30 term water quality control features to be installed on this project consistent with the City’s LID Ordinance as codified in the City’s Municipal Code (MC) Section 8, Stormwater Management and Discharge Control, Sections 7810-7840. The LID Plan and site development plans shall incorporate the following Best Management Practices (BMPs) as outlined in MC Sections 7823 and 7828 as appropriate to control pollutant runoff and to reduce impacts to water quality to the maximum extent practicable: • Divert roof runoff to landscaped areas before discharge. • Divert surface flow to landscaped areas. • Maximize permeable areas and minimize impermeable areas per City MC Section 7828(B). • Retain stormwater runoff onsite per City MC Section 7828(C). • Provide biofiltration or other appropriate onsite treatment for runoff that cannot be retained onsite per City MC Section 7828(C). • Maximize interception and water conservation by planting native and/or drought- tolerant plants. • Install an irrigation system and provide landscape maintenance to minimize water runoff. • Provide regular mechanical sweeping of private streets and parking lots. • Provide regular drainage facility inspection and maintenance per City LID guidelines. This measure shall be implemented to the satisfaction of the City Engineer, City Public Works Services Department, and City Planning Services as appropriate, consistent with the City’s LID Ordinance. 29. HYD-4 Prior to occupancy permit, the developer shall install an emergency sump- pump in the basement of the project. This sump-pump shall include an emergency generator or backup battery in case of power outages. The installation of the sump- pump shall be completed to the satisfaction of the City Engineer, or designee. 30. NOI-1 Prior to issuance of grading and building permits for each phase of the project, the developer shall prepare a Construction Noise Control Plan and will submit the plan to the City for review and approval. The plan shall include but will not be limited to the following: • During all project site excavation and grading on site, the project contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturers’ standards. • The project contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the project site. Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 26 of 30 • The construction contractor shall locate equipment staging in areas that will create the greatest distance between construction-related noise sources and noise- sensitive receptors nearest the project site during all project construction. • Temporary construction barriers with a minimum height of 8 feet shall be placed along the project’s southern and eastern property line during project construction. • During all project site construction, the construction contractor shall limit all construction-related activities, including maintenance of construction equipment and the staging of haul trucks, to between the hours of 7:00 a.m. to 6:00 p.m. Monday through Friday and 8:00 a.m. to 5:00 p.m. on Saturday. No construction is permitted on Sundays or any CA Government Code holidays. • Prior to issuance of a grading or building permit, the developer shall prepare a haul route and staging plan for trucks hauling earth or construction materials from the project site to where this material will be disposed. The plan shall be reviewed and approved by the Arcadia Engineering Services before a grading or building permit is issued by the City. To the extent feasible, haul routes and truck staging areas shall not pass sensitive land uses or residential dwellings. • The developer shall mail written notification to residential occupants within 300 feet of the project site at least 72 hours prior to initiation of demolition, grading, and excavation activities. This notification shall include a rendering of the project; a project description; the allowable construction hours; the duration of various demolition and construction activities; a description of noise reduction measures/requirements; a name and telephone number for local residents to call to submit complaints associated with construction noise. The notification shall be reviewed and approved by Planning Services prior to being mailed. In addition, a 16 square-foot developer-contractor sign with this information shall be posted on- site at both the Duarte Road frontage and at the First Avenue frontage. 31. NOI-2 Prior to the issuance of building permit for each phase, the developer shall demonstrate that all frontline bedrooms and living rooms along Duarte Road and First Avenue shall have air-conditioning to minimize noise impacts from Duarte Road and First Avenue. 32. NOI-3 Prior to issuance of occupancy permits windows with sound transmission class 30 or higher shall be installed for bedrooms and living rooms along and within 50 feet of the Duarte Road right-of-way. 33. NOI-4 Prior to issuance of a building permit for each phase, the developer shall demonstrate that roof-mounted air conditioning units have been placed as far from the south property boundary as practical to minimize long-term noise impacts from AC units on adjacent residential units. 34. NOI-5 A Disclosure Statement shall be provided to future tenants or owners of the dwelling units on Duarte Road prior to the lease or purchase of these dwelling units. The Disclosure Statement shall state that due to the mixed use nature of the site, outdoor living areas such as balconies associated with these dwelling units that are Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 27 of 30 directly fronting and exposed to traffic along Duarte Road would be exposed to excessive traffic noise levels. 35. NOI-6 Signs shall be posted at all loading and unloading docks prohibiting deliveries to the onsite commercial uses outside of the daytime hours of 7:00 a.m. to 10:00 p.m. This requirement will be included in the project’s conditional use permit which may be revoked if posted delivery hours are not followed. 36. TRA-1 Prior to issuance of a grading permit, the developer shall prepare a haul route plan for trucks hauling earth or construction materials from the project site to where this material will be disposed. The plan shall be reviewed and approved by the Arcadia Engineering Services before a grading or building permit is issued by the City, and the City has the ability to limit any hauling activity to off-peak hours. 37. TRA-2 The developer shall notify the City a minimum of seven (7) days prior to the beginning of any earth moving and or truck hauling activities on the site. The City shall assess the roadway conditions along the haul route and the developer shall be responsible for any damages caused to the route during the hauling activities. The developer shall be responsible for repairing any damages identified by the City prior to occupancy of any part of the project. 38. TRA-3 Prior to issuance of an occupancy permit, the developer shall be responsible for installing or causing the following circulation improvement to be constructed to the satisfaction of the City Engineer, or designee: • Project Driveway 1/Duarte Road: Restrict access at the project driveway on Duarte Road to a right-in/right-out driveway. ENVIRONMENTAL IMPACT Pursuant to the provisions of the California Environmental Quality Act (CEQA), the Development Services Department prepared an Initial Study/Mitigated Negative Declaration (IS/MND) for the proposed project (refer to Attachment No. 9). The Project, with the proposed mitigation measures, will have less-than-significant impacts. A detailed review is included in the IS/MND. The mitigation measures and regulatory requirements have been added as Conditions of Approval Nos. 19-38 for the Project. The majority of the mitigation measures are standard regulatory requirements for any project of this size. Mitigation measures specific to this Project have been added to address traffic circulation and noise impacts to adjacent properties as listed below: Traffic The project driveway on Duarte Road shall be restricted to right-in/right-out. Noise Prior to issuance of grading and building permits for each phase of the project, the developer shall prepare a Construction Noise Control Plan and will submit the plan to Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 28 of 30 the City Building Official, or designee for review and approval. The Noise Control Plan shall include various noise mitigation measures to minimize construction noise on adjacent residential properties (refer to Section 6 of the Initial Study for a detailed list of mitigation measures). Prior to issuance of a building permit for each phase, the developer shall demonstrate to the City Building Official, or designee that roof-mounted air conditioning units have been placed as far from the south property boundary as practical to minimize long- term noise impacts from AC units on adjacent residential properties. As an additional noise mitigation measure, it is recommended that a condition of approval requiring any AC units placed within 75 feet of the south property boundary be enclosed at the south, west, and east sides by noise reducing screen walls. Signs shall be posted at all loading and unloading docks prohibiting deliveries to the onsite commercial uses outside of the hours of 7:00 a.m. to 10:00 p.m. This requirement will be included in the project’s Conditional Use Permit which may be revoked if posted delivery hours are not followed. Refer to Section 6 of the IS/MND and/or the Recommendation section of this staff report for a full list of environmental mitigation measures. PUBLIC NOTICE/COMMENTS Public hearing notices for item before the Planning Commission were mailed on October 6, 2015, to the property owners and tenants of those properties that are located within 300 feet of the subject property. Pursuant to the provisions of the California Environmental Quality Act (CEQA), the public hearing notice was published in the Arcadia Weekly on October 8, 2015, including the Notice of Intent to Adopt the Mitigated Negative Declaration, which was also filed with the Los Angeles County Recorder’s Office for the required 30- day posting on October 6, 2015. In accordance with Section 21091 of the California Environmental Quality Act (CEQA) and Section 15073 of the CEQA Guidelines, the Draft Initial Study/Mitigated Negative Declaration (IS/MND) was circulated for public review and comments for 30 days from October 6 to November 5, 2015. These documents were made available at Arcadia City Hall and at the Arcadia Public Library. During this time period, public agencies, organizations, and the public in general were afforded the opportunity to review the Draft IS/MND, and submit written comments regarding the documents and the Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 29 of 30 proposed project. Written comments were received from the Los Angeles County Metropolitan Transportation Authority (MTA), the California Department of Fish and Wildlife, the California Department of Transportation (Caltrans), and the Los Angeles County Sanitation Districts – see Attachment No. 6. These comments have been reviewed by staff and a response to comments drafted and mailed to each of the commenting agencies – see Attachment No. 6. As outlined in the response to comment attachment, it is staff’s determination that no changes are needed to the Mitigated Negative Declaration in response to agency comments. Prior to the November 10, 2015, Planning Commission Meeting, three public comment letters were received in response to the public notification. One letter was submitted by a concerned neighbor in opposition to the project, and two letters were submitted by nearby business owners in favor of the project – see Attachment No. 6. At the November 10, 2015, Planning Commission Meeting, several residents living nearby the project site spoke in opposition to the project, as did several members of the San Gabriel Valley Alliance Church located immediately south of the project site. Their testimony concerned potential traffic impacts, parking impacts, construction impacts, and neighborhood compatibility of the project. The applicant has made revisions to the access to the project as a result of those comments as described in the Planning Commission Review & Recommendation section of this staff report. Public hearing notices for this item before the City Council were mailed on November 30, 2015, to the property owners and tenants of those properties that are located within 300 feet of the subject property, and published in the Arcadia Weekly. A copy of this notice was also mailed to those agencies who commented on the Draft IS/MND. FISCAL IMPACT Fees from the project will fund the development’s fair share of impacts from the project on City utilities and services, including sewer, transportation, electrical, and storm water. The proposed development would have a limited impact on fire and police services, and would not have any significant impacts on local schools or parks. The proposed development will significantly increase the assessed value of the subject property, which will result in additional property tax. The retail and restaurant components of the development will also contribute sales tax revenue. These additional revenues will likely offset any additional service demands created by the Project. RECOMMENDED ACTION It is recommended that the City Council take the following action to approve the proposed project and applications, subject to the conditions of approval listed in this staff report: 1. Introduce Ordinance No. 2331 approving Zone Change No. ZC 15-01 to revise the Zoning Designation from C-2, General Commercial, to MU, Mixed Use; Ordinance 2331 and Resolution Nos. 7100 & 7101 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road December 15, 2015 – Page 30 of 30 2. Adopt Resolution No. 7100, approving General Plan Amendment No. GPA 15-01, amending the General Plan Designation from Commercial to Mixed-Use; and 3. Adopt Resolution No. 7101, approving Conditional Use Permit No. 15-02, Architectural Design Review No. ADR 14-23, Tentative Tract Map No. TTM 73453, and Mitigated Negative Declaration and Mitigated Monitoring and Reporting Program to approve the design of the project, allow restaurants and the sale of alcoholic beverages, and allow the condominium parcels to be formed. Attachment No. 1: Ordinance No. 2331 Attachment No. 2: Resolution Nos. 7100 & 7101 Attachment No. 3: Aerial Photo with Zoning Information & Photos of Subject Property and Vicinity Attachment No. 4: Architectural Plans, Renderings, and Tentative Tract Map Attachment No. 5: Commercial Tenants’ Letters of Intent Attachment No. 6: Public & Agency Comments, and Staff Response to Agency Comments Memorandum Attachment No. 7: Study Session Minutes & Design Concept Plans; November 5, 2013 & August 19, 2014 Attachment No. 8: November 10, 2015 Planning Commission Meeting Minutes, PC Staff Report, and PC Resolution No. 1950 Attachment No. 9: Draft Initial Study/Mitigated Negative Declaration (IS/MND) dated September 2015, & Mitigated Monitoring and Reporting Program (MMRP) dated November 2015 Link to IS/MND Technical Studies: https://www.dropbox.com/sh/03fizalmmcsruyd/AACvWl3_elLjngjQrTQlarQqa?dl=0 ORDINANCE NO. 2331 AN ORDINANCEOF THE CITY COUNCILOF THE CITY OF ARCADIA, CALIFORNIA, AMENDING THE ZONING DESIGNATION OF CERTAIN PROPERTY WITHIN THE CITYFROM C-2, GENERAL COMMERCIAL, TO MU, MIXED USEAT 56 E. DUARTE ROAD WHEREAS, the City of Arcadia, as a function of its regulatory authority, is empowered, under the Arcadia Municipal Code, Section 9293.1, et seq.,to amend the zoning designation of land within the City, by adoption of an ordinance; and WHEREAS, on November 18,2014,an application was filed by James Chou on behalf ofPacific Plaza Arcadia,LLC, for the design review of a three-story mixed-use commercial-residential project at 56 E. Duarte Road, Development Services Department Case No. ADR 14-23; and WHEREAS, on February 25, 2015, applications were filed by James Chou on behalf ofPacific Plaza Arcadia,LLC, for a General Plan Amendment, Zone Change, Conditional Use Permit, and Tentative Tract Map,to revise the General Plan Designation and Zoning Designation of the subject site from Commercial to Mixed-Use, and approve a three-story,mixed-use commercial-residential project with ground floor retail and restaurant/café uses,and subdivide the residential unitsfor condominium purposes at 56 E. Duarte Road, Development Services Department Case Nos. GPA 15- 01, ZC 15-01, CUP 15-02, and TTM 73453 (the Design Review, General Plan Amendment, Zone Change, Conditional Use Permit, and Subdivision applicationsare hereafter individually and collectively referred to as the “Project”); and WHEREAS, on October 6, 2015, the Draft Initial Study/Mitigated Negative Declaration for the Project was circulated for public review and comments for 30 days from October 6, 2015 to November 5, 2015; and WHEREAS, the Initial Study/Mitigated Negative Declaration concluded that the implementation of the Project will have less-than-significant impacts with mitigation measures for the following areas: Aesthetics, Biological Resources, Cultural Resources, Greenhouse Gas Emissions, Hazards/Hazardous Materials, Hydrology, Noise, and Transportation/Traffic; and WHEREAS, on November 10,2015, a duly noticed public hearing was held before the Planning Commission on said applications, including the Initial Study/Mitigated Negative Declaration (“IS/MND”) at which time all interested persons were given full opportunity to beheard and to present evidence, and at said hearing the Planning Commission adopted Resolution No. 1950 by a 4-0 vote with one commissioner absent, recommending approval of the Project; and WHEREAS, on December 15, 2015, a duly noticed public hearing was held before the City Council on said applications, including the IS/MND at which time all interested persons were given full opportunity to be heard and to present evidence; and WHEREAS, all other legal prerequisites to the adoption of this Ordinance have occurred. NOW, THEREFORE, THE CITY COUNCILOF THE CITY OF ARCADIA, CALIFORNIA, DOESORDAINAS FOLLOWS: SECTION 1.That the factual data submitted by the Development Services Department in the attached report and Initial Study/Mitigated Negative Declaration is true and correct. 2 SECTION 2. That the City Council, based upon the entire record, including all written and oral evidence presented, finds with respect to the proposed Zone Change, the following: a.The proposed Zone Change (Mixed Use)isconsistent with the General Plan, as amended;and that public necessity, convenience, general welfare and good zoning practice justify the proposed changes. FACT:The proposed Zone Change is consistent with the City’s General Plan, as amended, including the goals, objectives, policies, and action programs in the City’s General Plan, as amended. The Project location has been identified as a compatible continuation of theMixed-Use area to the north, and will foster new development and revitalization of the adjacent commercial area. The proposed Zone Change and Project will be a positive benefit to the surrounding properties andtothe City at large. Therefore, the proposed Zone Change is consistent with the General Plan. SECTION 3. Based upon the Initial Environmental Study, the City Council finds that a Mitigated Negative Declaration and the associated Mitigated Monitoring and ReportingProgram are appropriate for the Project and there will be less than significant impacts on the environment as a result of the Project as further described in the Initial Environmental Study. SECTION 4.That for the foregoing reasons, the City Council approvesZone Change No. ZC 15-01and adoption of the Mitigated Negative Declaration. SECTION 5. Severability. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this Ordinance, or any part thereof is for any reason held to be unconstitutional or otherwise invalid, such decision shall not affect the validity of the remaining portions of this Ordinance or any part thereof. The City Council hereby 3 RESOLUTION NO. 7100 A RESOLUTIONOF THE CITY COUNCILOF THE CITY OF ARCADIA, CALIFORNIA, AMENDING THE GENERAL PLANDESIGNATION OF CERTAIN PROPERTY WITHIN THE CITYFROM COMMERCIAL TO MIXED-USE AT 56 E. DUARTE ROAD WHEREAS, local governments are authorized by Government Code Section 65350, et seq.,to prepare, adopt and amend general plans; and WHEREAS, the Arcadia Municipal Code provides that the adoption or amendment ofany General Plan within the City shall be accomplished by resolution; and WHEREAS, on November 18,2014,an application was filed by James Chou on behalf ofPacific Plaza Arcadia,LLC, for the design review of a three-story mixed-use commercial-residential project at 56 E. Duarte Road, Development Services Department Case No. ADR 14-23; and WHEREAS, on February 25, 2015, applications were filed by James Chou on behalf ofPacific Plaza Arcadia,LLC, for a General Plan Amendment, Zone Change, Conditional Use Permit, and Tentative Tract Map,to revise the General Plan Designation and Zoning Designation of the subject site from Commercial to Mixed-Use, and approve a three-story,mixed-use commercial-residential project with ground floor retail and restaurant/café uses,and subdivide the residential unitsfor condominium purposes at 56 E. Duarte Road, Development Services Department Case Nos. GPA 15- 01, ZC 15-01, CUP 15-02, and TTM 73453 (the Design Review, General Plan Amendment, Zone Change, Conditional Use Permit, and Subdivision applicationsare hereafter individually and collectively referred to as the “Project”); and WHEREAS, on October 6, 2015, the Draft Initial Study/Mitigated Negative Declaration for the Project was circulated for public review and comments for 30 days from October 6, 2015 to November 5, 2015; and WHEREAS, the Initial Study/Mitigated Negative Declaration concluded that the implementation of the Project will have less-than-significant impacts with mitigation measures for the following areas: Aesthetics, Biological Resources, Cultural Resources, Greenhouse Gas Emissions, Hazards/Hazardous Materials, Hydrology, Noise, and Transportation/Traffic; and WHEREAS, on November 10, 2015, a duly noticed public hearing was held before the Planning Commission on said applications, including the Initial Study/Mitigated Negative Declaration (“IS/MND”) at which time all interested persons were given full opportunity to beheard and to present evidence, and at said hearing the Planning Commission adopted Resolution No. 1950 by a 4-0 vote with one commissioner absent, recommending approval of the Project; and WHEREAS, on December 15, 2015, a duly noticed public hearing was held before the City Council on said applications, including the IS/MNDat which time all interested persons were given full opportunity to be heard and to present evidence; and WHEREAS, all other legal prerequisites to the adoption of thisResolutionhave occurred. NOW, THEREFORE, THE CITY COUNCILOF THE CITY OF ARCADIA, CALIFORNIA, DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS: 2 SECTION 1.That the factual data submitted by the Development Services Department in the attached report and Initial Study/Mitigated Negative Declaration is true and correct. SECTION 2. That the approval of General Plan Amendment No. GPA 15-01 (Mixed Use) will not be detrimental to the public health or welfare or injurious to the properties or improvements in such area or vicinity. FACT:The Initial Study/Mitigated Negative Declaration for the proposed Project analyzed all the potential impacts, and with mitigation measures no new significant impacts would occur as a result of the proposed Project. The Amendment will allow mixed-use development and is consistent with the policies and vision of the General Plan for the First Avenue and Duarte Road Land Use Focus Area. Therefore, the proposed Amendment would not be detrimental to the public health and welfare. SECTION 3. Based upon the Initial Environmental Study, the City Council finds that a Mitigated Negative Declaration and the associated Mitigated Monitoring and ReportingProgram are appropriate for the Project and there will be less than significant impacts on the environment as a result of the Project as further described in the Initial Environmental Study. SECTION 4.That for the foregoing reasons, the City Council approvesGeneral Plan Amendment No. GP 15-01and adoption of the Mitigated Negative Declaration. SECTION 5. The City Clerk shall certify to the adoption of this Resolution. [SIGNATURES ON THE NEXT PAGE] 3 RESOLUTION NO. 7101 A RESOLUTIONOF THE CITY COUNCILOF THE CITY OF ARCADIA, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 15-02, ARCHITECTURAL DESIGNREVIEW NO. ADR 14-23, AND TENTATIVE TRACT MAP NO. TTM 73453 AND A MITIGATED NEGATIVE DECLARATION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) FOR A THREE-STORY, MIXED-USE DEVELOPMENT AT 56 E. DUARTE ROAD WHEREAS, on November 18,2014,an application was filed by James Chou on behalf ofPacific Plaza Arcadia,LLC, for the design review of a three-story mixed-use commercial-residential project at 56 E. Duarte Road, Development Services Department Case No. ADR 14-23; and WHEREAS, on February 25, 2015, applications were filed by James Chou on behalf ofPacific Plaza Arcadia,LLC, for a General Plan Amendment, Zone Change, Conditional Use Permit, and Tentative Tract Map,to revise the General Plan Designation and Zoning Designation of the subject site from Commercial to Mixed-Use, and approve a three-story,mixed-use commercial-residential project with ground floor retail and restaurant/café uses,and subdivide the residential unitsfor condominium purposes at 56 E. Duarte Road, Development Services Department Case Nos. GPA 15- 01, ZC 15-01, CUP 15-02, and TTM 73453 (the Design Review, General Plan Amendment, Zone Change, Conditional Use Permit, and Subdivision applicationsare hereafter individually and collectively referred to as the “Project”); and WHEREAS, on October 6, 2015, the Draft Initial Study/Mitigated Negative Declaration for the Project was circulated for public review and comments for 30 days from October 6, 2015 to November 5, 2015; and WHEREAS, the Initial Study/Mitigated Negative Declaration concluded that the implementation of the Project will have less-than-significant impacts with mitigation measures for the following areas: Aesthetics, Biological Resources, Cultural Resources, Greenhouse Gas Emissions, Hazards/Hazardous Materials, Hydrology, Noise, and Transportation/Traffic; and WHEREAS, on November 10, 2015, a duly noticed public hearing was held before the Planning Commission on said applications, including the Initial Study/Mitigated Negative Declaration (“IS/MND”) at which time all interested persons were given full opportunity to beheard and to present evidence, and at said hearing the Planning Commission adopted Resolution No. 1950 by a 4-0 vote with one commissioner absent, recommending approval of the Project; and WHEREAS, on December 15, 2015, a duly noticed public hearing was held before the City Council on said applications, including the IS/MND at which time all interested persons were given full opportunity to be heard and to present evidence; and WHEREAS, all other legal prerequisites to the adoption of this Resolutionhave occurred. NOW, THEREFORE, THE CITY COUNCILOFTHE CITY OF ARCADIA HEREBY RESOLVES AS FOLLOWS: SECTION 1.That the factual data submitted by the Development Services Department in the attached report and Initial Study/Mitigated Negative Declaration is true and correct. SECTION 2. The City Councilfinds, based upon the entire record: a.The granting of theConditional Use Permit will not be detrimental to the public health or welfare or injurious to the property or improvements in such zone or vicinity. FACT:The proposed mixed use Project is guided by the policies and vision of the General Plan for the First Avenue and Duarte Road Land Use Focus Area, and will 2 be consistent with the detailed development standards in the Zoning Code for mixed- use developments. The Project will provide opportunities for complementary service and retail commercial businesses and residential uses to locate on the subject site. The Project will comply with all zoning and regulatory requirements, and with the mitigation measures incorporated into the Project will not result in any significant impacts to the surrounding properties or community as a whole. Based on this information, the proposed Project will not be detrimental to the public health or welfare or injurious to the other properties in the vicinity. b.The use appliedfor at the location indicated is properly one for which a Conditional Use Permit is authorized. FACT:The Mixed Use Zone encourages different land uses (e.g.,residential and commercial) within a mixed-use project that offer opportunities for people to live, work, shop, and recreate without having to use their vehicles. The proposed Project will provide an opportunity for a lively street scene to come to this area, and will help revitalize the Duarte Road and First Avenue commercial area, since it will attract both commuters to shop or dine, and residents who want to live within walking distance of commercial amenities. c.The site for the proposed use is adequate in size and shape to accommodate said use, and all yards, spaces, walls, fences, parking, loading, landscaping, and other features required to adjust said use with the land and uses in the neighborhood. FACT:The Project site is appropriate in size and shape to accommodate a functional and desirable mixed-use development, which includes a pedestrianscaled outdoor plaza area that is located along Duarte Road. The proposed number of total parking spaces of 250 spaces exceedsthe City’s parking requirementof 239 spaces. 3 The proposed vehicular driveways and on-site circulation will provide effective automobile access to the site, while also maintaining a safe separation from pedestrian areas. The building footprint is within the maximum heights, setbacks, lot coverage and other requirements of the Zoning Code and the design is articulated to help soften the overall appearance and to shield active uses onsite with passive ones, both onsite and at adjacent properties.Therefore, the site is adequate in size and shape to accommodate the proposed use. d.The site abuts streets and highways adequate in width and pavement type to carry the kind of traffic generated by the proposed use. FACT:The site is located along First Avenue and Duarte Road,both of which are adequate in width and pavement type to accommodate the traffic generated by the proposed development. A channelized island at the Duarte Road driveway will limit vehicles exiting from this location to a right-turn only. A Traffic Analysis prepared for the Project finds that the Project will not create any significant traffic impacts at nearby intersections or roadways. e.The granting of such Conditional Use Permit will not adversely affect the comprehensive General Plan. FACT:The Project includes a General Plan Amendment to revise the underlying designation of the site from Commercial to Mixed Use.TheProject would advance the goals of the City’s General Plan Mixed Use Land Use and Community Design Element by providing complementary service and retail commercial businesses, along with residential uses.It also would further the goals of the First Avenue and Duarte Road Land Use Focus Area identified in the General Plan. 4 f.The Project together with the provisions for its design and improvement is consistent with the City’s General Plan, the City’s Subdivision and Zoning Regulations, the State Subdivision Map Act, and the City’s Architectural Design Guidelines. FACT:The proposed subdivision will allow the residential component of the Project to be subdivided for condominium purposes. The subdivision is consistent with the City’s General Plan and Zoning Regulations, as amended by this Project, the City’s Subdivision Regulations, the State Subdivision Map Act, and the City’s Architectural Design Guidelines. g.The discharge of waste from the proposed subdivision into the community sewer system will comply with existing requirements prescribed by a California Regional Water Quality Control Board. FACT:The Public Works Services Department confirmed that the proposed development will be adequately served by the existing sewer infrastructure and the requirements of the California Regional Water Quality Control Board will be satisfied. SECTION 3. Based upon the Initial Environmental Study, the City Council finds that a Mitigated Negative Declaration and the associated Mitigated Monitoring and ReportingProgram are appropriate for the Project and there will be less than significant impacts on the environment as a result of the Project as further described in the Initial Environmental Study. SECTION 4.For the foregoing reasons, the City Council approvesConditional Use Permit No. CUP 15-02, Architectural Design Review No. ADR 14-23, and Tentative Tract Map No. TTM 73453,and adoption of the Mitigated Negative Declaration,subject to the conditions of approval attached hereto. 5 Conditions of Approval 1.The commercial tenants of thisdevelopment shall consist specifically of a 9,820 square-foot grocery/market; a 5,080 square-foot bakery; and a 4,460 square-foot restaurant or high-end retail store. Any minor deviations from these approved uses or areas shall be subject to the review and approval of the Development Services Director, or designee. Any deviations deemed by the Development Services Director, or designee to be more than minor in type or scope shall be subject to the review and approval of the Planning Commission. 2.Prior to issuance of a building permit for construction of the new building, the applicant/property owner shall prepare and submit an operational security plan that addresses on-site security for the commercial, residential, and parking structure areas, subject to the review and approval of the Community Development Administrator, or designee. 3.Construction for this project shall avoid using First Avenue as either the haul route or staging area. Prior to issuance of a grading orbuilding permit, the developer shall prepare a haul route and staging plan for trucks hauling earth or construction materials from the project site to where this material will be disposed. The plan shall be reviewed and approved by the Arcadia EngineeringServices before a grading or building permit is issued by the City. 4.On the final construction drawings, the southeastvehicular driveway to the parking structure shall be relocated to be a minimum of 60 feet from the east property line as measured to the nearest point of the driveway. The specific location shall be subject to the review and approval of the Community Development Administrator, or designee. 5.The commercial uses shall not be open for business more than twenty (20) hours per day, nor anytime between 1:00 a.m. and 5:00 a.m.; otherwise a separate Conditional Use Permit shall be required. 6.Storage of bikes, toys, laundry, clothing, or any other types of storage is prohibited on any balcony or private patio area when said items are visible from any public right-of-way.All patio furniture, patio decorations, barbeque equipment, landscaping, and other patio items visible from the public right-of-way shall be consistent in type and appearance with the City’s property maintenance standards and architectural design guidelines. This requirement shall be included in the CC&R’s for the residential condominiums. 7.Outdoor seating along First Avenue shall be restricted to the area directly adjacent to the commercial space itself, and shall not extend in frontof the parking structure. 8.On the final construction drawings, the gray stucco molding above the commercial level shall be revised to either a precast concrete molding or a decorative brick cap to match the brick veneer material of the ground floor, subject to the review and approval of the Community Development Administrator, or designee. 7 9.The delivery hours for the commercial uses shall be limited to between 7 a.m. and 10 p.m., seven days a week. 10.Rooftop air conditioning units placed within 75 feet of the south property boundary shall be enclosed at the south, west, and east sides by noise reducing screen walls, subject to the review and approval of the Community Development Administrator, or designee. 11.The applicant/property owner shall pay the cost in its entirety for an independent contract planner/inspector to assist the City with the monitoring and reporting of the required mitigation measures outlined in the Mitigated Negative Declaration. The scope of work and selection of the contract planner/inspector shall be determined by the Development Services Department, and an agreement shall be entered into between the City and the contract planner/inspector as a consultant, in a form and substance approved by the City Attorney, and shall be executed priorto issuance of any building permits.The applicant/property owner shall deposit with the City in advance of the execution of said agreement, a sum of money deemed by the City, solely in its discretion, to be adequate to pay the consultant for such services, and to replenish such deposit from time to time as deemed necessary by the City. 12.The applicant/property owner shall comply with all City requirements regarding building safety, fire prevention, detection, suppression, emergency access, public right-of-way improvements, parking, water supply and water facilities, sewer facilities, trash reduction and recycling requirements, and National Pollutant Discharge Elimination System (NPDES) measures to the satisfaction of the Building Official, Fire Marshal, Public Works Services Director and Development Services Director, or their designees. Compliance with these requirements is to be determined by having fully detailed construction plans submitted for plan check review and approval by the foregoing City officials and employees, and shall include, but shall not be limited to the following: a.The Owner/Applicant will be required to pay a $125 map fee/final approval fee prior to approval of the Tract Map. b.Prior to approval of the Tract Map, submit a separate demolition and erosion control plan prepared by a registered civil engineer subject to the approval of the City Engineer, or designee. c.Prior to approval of the Tract Map and/or issuance of a Certificate of Occupancy for any portion of the building, the Owner/Applicant shall either construct or post security for all public improvements to be shown on Tentative Map 73453, and the following item(s): The Owner/Applicant shall remove and replace the existing sidewalk, curb and gutter along the property frontage of Duarte Road and First Avenue. The Owner/Applicant shall remove and replace the existing driveway approaches along the entire property frontages on Duarte Road and First Avenue as well as the alley approach on First Avenue. 8 The Owner/Applicant shall reconstruct the curb ramp at the corner of Duarte Road and First Avenue to meet current ADA/accessibility standards. The Owner/Applicant shall remove and replace the existing asphalt alley and concrete ribbon gutter to the south of the parcel per City Standard from Property Line to Property Line. The Owner/Applicant shall identify on the Tract Map the relocation of any existing power poles. d.The Owner/Applicant shall submit a Grading Plan prepared by a registered civil engineer subject to the approval of the City Engineer, or designee prior to issuance of a building permit. e.The Owner/Applicant shall permanently restrict the access at the project driveway on Duarte Road to a right-in/right-out driveway in accordance with the recommended circulation improvements identified in the Traffic Impact Analysis prepared by LSA Associates, Inc., dated September 2015. f.The Owner/Applicant shall designate the property frontage along Duarte Road as a, “No Parking Zone.” g.The Owner/Applicant shall submit a Standard Urban Stormwater Mitigation Plan in compliance with the City’s Low Impact Development Ordinance, subject to the approval of the City Engineer, or designee prior to the issuance of a building permit. h.The Developer shall provide calculations to determine the maximum domestic demand, maximum commercial demand, and maximum fire demand in order to verify the required water service size. i.The Developer shall provide separate water services and meters for the residential, commercial, irrigation and fire services. j.Domestic water service for the residential condominiums shall be provided by a common master meter installed within the public right-of-way. k.All fire services shall be isolated from domestic water services with approved backflow prevention devices. l.A Water Meter Permit Application shall be submitted to the Public Works Services Department and approved by the Public Works Services Director, or designee prior to final plan check approval. 9 m.New water service installations shall be completed by the Developer. Installations shall be according to the specifications of the Public Works Services Department, Engineering Section. Abandonment of existing water services, if necessary, shall be by the Developer, according to Public Works Services Department, Engineering Section specifications. n.Connection to the 15" sewer, owned by the Sanitation Districts of Los Angeles County, in the First Avenue right-of-way shall require approval from the Sanitation Districts of Los Angeles County and an encroachment permit from the City. o.Existing palm trees in the parkway on Duarte Road and First Avenue shall remain. The Owner/Applicant shall remove the second tree south of Duarte Road on First Avenue with a permit from the Public Works Services Department and replace it with one 24" box Queen Palm. p.The project is subject to the State Water Resources Control Board's NPDES General Construction Permit requirements. The Owner/Applicant shall submit a Notice of Intent along with applicable fees to the State of California and shall preparea Stormwater Pollution Prevention Plan. The City will not issue a grading permit until a Waste Discharge ID Number is furnished by the Owner/Applicant for this project. q.The project is subject to City of Arcadia Industrial Waste requirements. Prior to issuance of a building permit, the Owner/Applicant shall submit two sets of plumbing plans to the Public Works Services Department for their review and approval. Grease Interceptors shall be required for all restaurant/café uses. r.The design of the project shall comply with the applicable California Residential Code and the City of Arcadia Construction Standards to the satisfaction of the City Building Official or designee. Detailed shoring plans shall be submitted to Building Services for review during the plan check process. s.All areas shall be fire sprinklered. The sprinkler systems serving commercial areas and residential areas shall be segregated. The fire sprinkler system shall be monitored by a UL listed central station. Notification appliances shall be provided in all common areas and residential areas. t.Class I standpipes shall be provided inside stairwells 1, 2, and 3 on all levels including the roof. Minimum 2A:1 OBC fire extinguishers shall be provided in all commercial/parking areas, and on the exterior of the ground floor of the residential areas. Maximum travel distance to any extinguisher shall be 75 feet. 10 u.Two new fire hydrants shall be provided adjacent to the project at the south side of Duarte Road, and two new fire hydrants shall be provided at the west side of First Avenue. v.A Knox boxes shall be provided adjacent to the Lobby area and outside stairwells 1 and 3 with keys to all common areas and to the commercial units.Any automatic gates used in parking areas shall be equipped with a Knox switch. 13.A water-efficient landscape and irrigation plan shall be submitted for plan check to Building Services. The plans shall include irrigation from the project site to landscaping within the public rights-of-way. 14.An exterior lighting and parking structure lighting plan and photometric study showing that light and glare will not exceed one foot-candle at any property line, shall be submitted to Planning Services for review and approval prior to issuance of a building permit. The approved lighting shall be installed prior to final inspection approval and occupancy. 15.Satellite dishes shall not be placed where they are visible from public rights-of-way. This requirement shall be included in the CC&R’s for the residential condominiums. 16.The property owner/applicant shall provide trash collection services as often as necessary to ensure that there is no buildup of trash on the site or within the building. Trash placement outside of an authorized trash container is prohibited. Storage of trash bins or trash or recycling containers outside of the building for more than 18 hours is prohibited. 17.The applicant shall defend, indemnify, and hold harmless the City of Arcadia and its officials, officers, employees, and agents from and against any claim, action, or proceeding against the City of Arcadia, its officials, officers, employees or agents to attack, set aside, void, or annul any approval or conditional approval of the City of Arcadia concerning this project and/or land use decision, including but not limitedto any approval or conditional approval of the City Council, Planning Commission, Modification Committee, or City Staff, which action is brought within the time period provided for in Government Code Section 66499.37 or other provision of law applicable to this project or decision. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and/or land use decision and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officials, officers, employees, and agents in the defense of the matter. 18.Approval of GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 shall not be of effect unless on or before 30 calendar days after approval of this project, the property owner/applicant has executed and filed with the Community Development Administrator or designee an Acceptance Form available from the Development Services Department to indicate awareness and acceptance of these conditions of approval. 11 Mitigation Measures, Project Design Features and Regulatory Requirements as Conditions of Approval -The following conditions are found in the Mitigation Monitoring and Reporting Program (MMRP). They are recorded here to facilitate review and implementation. AES-1 19.Prior to issuance of a building permit, the applicant shall demonstrate that all project windows are glazed or otherwise treated to minimize glare on surrounding roads and properties, to the satisfaction of the Development Services Director or designee. BIO-1 20.Construction in either phase should not occur during the local nesting season (estimated February 1 to July 15). If any construction occurs during the nesting season, a nesting bird survey shall be conducted by a qualified biologist prior to the issuance of a grading permit or removal of any large trees on the existing property. If the biologist determines that nesting birds are present, an area of 100 feet shall be marked off around the nest and no construction activity can occur in that area during nesting activities. Grading and/or construction may resume in this area when a qualified biologist has determined the nest is no longer occupied and all juveniles have fledged. This measure shall be implemented to the satisfaction of the City Planning Services. CUL-1 21.If archaeological resources are discovered during project grading, work shall be halted in that area until a qualified archaeologist can be retained by the developer to assess the significance ofthe find. The project archaeologist shall observe the remaining earthmoving activities at the project site consistent with Public Resources Code Section 21083.2(b), (c), and (d). The monitor shall be equipped to record and salvage cultural resources that may be unearthed during grading activities. The monitor shall be empowered to temporarily halt or divert grading equipment to allow recording and removal of the unearthed resources. CUL-2 22.If paleontological resources (fossils) are discovered during project grading, work will be halted in that area until a qualified paleontologist can be retained to assess the significance of the find. The project paleontologist shall monitor remaining earthmoving activities at the project site and shall be equipped to record and salvage fossil resources that may be unearthed during grading activities. The paleontologist shall be empowered to temporarily halt or divert grading equipment to allow recording and removal of the unearthed resources. Any fossils found shall be evaluated in accordance with the CEQA Guidelines and offered for curation at an accredited facility approved by the City of Arcadia. Once grading activities have ceased or the paleontologist determines that monitoring is no longer necessary, monitoring activities shall be discontinued. This measure may be combined with CUL-1 at the discretion of the City Planning Services. CUL-3 23.In the event of an accidental discovery or recognition of any human remains, California State Health and Safety Code § 7050.5 dictates that no further disturbance shall occur until the County Coroner has made the necessary findings as to origin and disposition pursuant to CEQA regulations and PRC § 5097.98. If human remains are found, the LA County Coroner’s office shall be contacted to determine if the remains are recent or of Native American significance. Prior to 12 issuance of a grading permit, the developer shall include a note to this effect on the grading plans for the project. GHG-1 24.To ensure that the proposed project complies withand would not conflict with or impede the implementation of reduction goals identified in Assembly Bill 32, the Governor’s Executive Order S-3-05, and other strategies to help reduce greenhouse gases (GHGs) to the level proposed by the Governor, the project will implement a variety of measures that will reduce its GHG emissions. To the extent feasible, and to the satisfaction of the City of Arcadia, the following measures will be incorporated into the design and construction of the project (including specific building projects): Construction and Building Materials. Divert at least 50 percent of the demolished and/or grubbed construction materials (including, but not limited to, soil, vegetation, concrete, lumber, metal, and cardboard). Energy EfficiencyMeasures. Design all project buildings to exceed the California Building Code Title 24 energy standard by 10 percent, such as by installing energy-efficient heating and cooling systems, appliances and equipment, and control systems. Water Conservation and Efficiency Measures. Devise a comprehensive water conservation strategy appropriate for the project and its location. The strategy may include the following, plus other innovative measures that may be appropriate: Create water-efficient landscapes within the development. Install water-efficient irrigation systems and devices, such as soil moisture- based irrigation controls. Restrict watering methods (e.g., prohibit systems that apply water to non- vegetated surfaces) and control runoff. HAZ-1 25.During grading of the project site, including the subterranean parking structure, a hazardous waste monitor shall be present to determine if onsite soils contain contamination from local sources. If contamination is observed, the monitor shall be empowered to halt work in that area to determine the nature and extent of contamination. The monitor shall make arrangements as appropriate to safely remediate any contaminated materials including disposal by a certified contractor at an approved landfill. If no contaminationis found, the monitor shall file a brief report with the City within 30 days of the completion of grading. This measure shall be implemented to the satisfaction of the City Planning Services. HYD-1 26.Prior to issuance of a grading permit, the developer shall file a Notice of Intent (NOI) with the State Water Resource Control Board to be covered under the National Pollutant Discharge Elimination System (NPDES) General Construction Permit for discharge of storm water associated with construction activities. The project developer shall submit to the City the Waste Discharge 13 Identification Number issued by the State Water Resource Control Board (SWRCB) as proof that the project’s NOI is to be covered by the General Construction Permit and has been filed with the SWRCB. This measure shall be implemented to the satisfaction of the City Engineer, or designee. HYD-2 27.Prior to issuance of a grading permit, the developer shall submit to the State Water Resource Control Board (SWRCB) and receive approval for a project-specific Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall include a surface water control plan and Erosion and Sediment Control Plan citing specific measures to control on-site and off-site erosion during the entire grading and construction period. In addition, the SWPPP shall emphasize structural and nonstructural best management practices (BMPs) to control sediment and non-visible discharges from the site. BMPs to be implemented may include (but shall not be limited to) the following: Potential sediment discharges from the site may be controlled by the following: sandbags, silt fences, straw wattles, fiber rolls, a temporary debris basin (if deemed necessary), and other discharge control devices. The construction and condition of the BMPs areto be periodically inspected by the State Water Resources Control Board during construction, and repairs are to be made as required. Area drains within the construction area must be provided with inlet protection. Minimum standards are sandbag barriers, or two layers of sandbags with filter fabric over the grate, properly designed standpipes, or other measures as appropriate. Materials that have the potential to contribute non-visible pollutants to storm water must not be placed in drainage ways and mustbe placed in temporary storage containment areas. All loose soil, silt, clay, sand, debris, and other earthen material shall be controlled to eliminate discharge from the site. Temporary soil stabilization measures to be considered include: covering disturbed areas with mulch, temporary seeding, soil stabilizing binders, fiber rolls or blankets, temporary vegetation, and permanent seeding. Stockpiles shall be surrounded by silt fences and covered with plastic tarps. Implement good housekeeping practices such as creating a waste collection area, putting lids on waste and material containers, and cleaning up spills immediately. The SWPPP shall include inspection forms for routine monitoring of the site during the construction phase. Additional required BMPs and erosion control measures shall be documented in the SWPPP. 14 The SWPPP is to be kept on site for the duration of project construction and shall be available to the State Water Resource Control Board for inspection. The developer and/or construction contractor shall be responsible for performing and documenting the application of BMPs identified in the project- specific SWPPP. Regular inspections shall be performed on sediment control measures called for in the SWPPP. Monthly reports shall be maintained and available for City inspection. An inspection log shall be maintained for the project and shall be available at the site for review by the City and the State Water Resource Control Board as appropriate. HYD-3 28.Prior to issuance of a grading permit, theapplicant shall prepare a Low Impact Development (LID) Plan and the site plans shall illustrate the various long-term water quality control features to be installed on this project consistent with the City’s LID Ordinance as codified in the City’s Municipal Code (MC) Section 8, Stormwater Management and Discharge Control, Sections 7810-7840. The LID Plan and site development plans shall incorporate the following Best Management Practices (BMPs) as outlined in MC Sections 7823 and 7828 as appropriate to control pollutant runoff and to reduce impacts to water quality to the maximum extent practicable: Divert roof runoff to landscaped areas before discharge. Divert surface flow to landscaped areas. Maximize permeable areas and minimize impermeable areas perCity MC Section 7828(B). Retain stormwater runoff onsite per City MC Section 7828(C). Provide biofiltration or other appropriate onsite treatment for runoff that cannot be retained onsite per City MC Section 7828(C). Maximize interception and water conservation by planting native and/or drought-tolerant plants. Install an irrigation system and provide landscape maintenance to minimize water runoff. Provide regular mechanical sweeping of private streets and parking lots. Provide regular drainage facility inspection and maintenance per City LID guidelines. This measure shall be implemented to the satisfaction of the City Engineer, City Public Works Services Department, and City Planning Services as appropriate, consistent with the City’s LID Ordinance. 15 HYD-4 29.Prior to occupancy permit, the developer shall install an emergency sump-pump in the basement of the project. This sump-pump shall include an emergency generator or backup battery in case of power outages. The installation of the sump-pump shall be completed to the satisfaction of the City Engineer, or designee. NOI-1 30.Prior to issuance of grading and building permits for each phase of the project, the developer shall prepare a Construction Noise Control Plan and will submit the plan to the City forreview and approval. The plan shall include but will not be limited to the following: During all project site excavation and grading on site, the project contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturers’ standards. The project contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the project site. The construction contractor shalllocate equipment staging in areas that will create the greatest distance between construction-related noise sources and noise-sensitive receptors nearest the project site during all project construction. Temporary construction barriers with a minimum height of 8 feet shall be placed along the project’s southern and eastern property line during project construction. During all project site construction, the construction contractor shall limit all construction-related activities, including maintenance of construction equipment and the staging of haul trucks, to between the hours of 7:00 a.m. to 6:00 p.m. Monday through Friday and 8:00 a.m. to 5:00 p.m. on Saturday. No construction is permitted on Sundays or any CA Government Code holidays. Prior to issuance of a grading or building permit, the developer shall prepare a haul route and staging plan for trucks hauling earth or construction materials from the project site to where this material will be disposed. The plan shall be reviewed and approved by the Arcadia Engineering Services before a grading or building permit is issued by the City. To the extent feasible, haul routes and truck staging areas shall not pass sensitive land uses or residential dwellings. The developer shall mail written notification to residential occupants within 300 feet of the project site at least 72 hours prior to initiation of demolition, grading, and excavation activities. This notification shall include a rendering of the project; a project description; the allowable construction hours; the duration of various demolition and construction 16 activities; a description of noise reduction measures/requirements; a name and telephone number for local residents to call to submit complaints associated with construction noise. The notification shall be reviewed and approved by Planning Services prior to being mailed. In addition, a 16 square-foot developer-contractor sign with this information shall be posted on-site at both the Duarte Road frontage and at the First Avenue frontage. NOI-2 31.Prior to the issuance of building permit for each phase, the developer shall demonstrate that all frontline bedrooms and living rooms along Duarte Road and First Avenue shall have air-conditioning to minimize noise impacts from Duarte Road and First Avenue. NOI-3 32.Prior to issuance of occupancy permits windows with sound transmission class 30 or higher shall be installed for bedrooms and living rooms along and within 50 feet of the Duarte Road right-of-way. NOI-4 33.Prior to issuance of a building permit for each phase, the developer shall demonstrate that roof-mounted air conditioning units have been placed as far from the south property boundary as practical to minimize long-term noise impacts from AC units on adjacent residential units. NOI-5 34.A Disclosure Statement shall be provided to future tenants or owners of the dwelling units on Duarte Road prior to the lease or purchase of these dwelling units. The Disclosure Statement shall state that due to the mixed use nature of the site, outdoor living areas such as balconies associated with these dwelling units that are directly fronting and exposed to traffic along Duarte Road would be exposed to excessive traffic noise levels. NOI-6 35.Signs shall be posted at all loading and unloading docks prohibiting deliveries to the onsite commercial uses outside of the daytime hours of 7:00 a.m. to 10:00 p.m. This requirement will be included in the project’s conditional use permit which may be revoked if posted delivery hours are not followed. TRA-1 36.Prior to issuance of a grading permit, the developer shall prepare a haul route plan for trucks hauling earth or construction materials from the project site to where this material will be disposed. The plan shall be reviewed and approved by the Arcadia Engineering Services before a grading or building permit is issued by the City, and the City has the ability to limit any hauling activity to off-peak hours. TRA-2 37.The developer shall notify the City a minimum of seven (7) days prior to the beginning of any earth moving and or truck hauling activities on the site. The City shall assess the roadway conditions along the haul route and the developer shall be responsible for any damages caused to the route during the hauling activities. The developer shall be responsible for repairing any damages identified by the City prior to occupancy of any part of the project. 17 TRA-3 38.Prior to issuance of an occupancy permit, the developer shall be responsible for installing or causing the following circulation improvement to be constructed to the satisfaction of the City Engineer, or designee: Project Driveway 1/Duarte Road: Restrict access at the project driveway on Duarte Road to a right-in/right-out driveway. 18 Attachment No.3 Aerial Photo with Zoning Information & Photos of Subject Property and Vicinity Attachment No. 3 PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT INITIAL STUDY FIGURE 3 - SITE PHOTOGRAPHS A. Looking southeast towards the project site. B. Looking southwest towards the project site. C. Looking west along the southern boundary of the project site. D. Looking north from south of the project site near the apartme. E. Looking northwest from the southwestern portion of the projec F, Looking south from the northwest corner of the project site. G. Looking north from south of the project site and south of the H. Looking north from the northern boundary of the project site. Single-family residences east of project site Two-story residential condominiums south of project site Attachment No.5 Commercial Tenants’ Letters of Intent Attachment No. 5 AIR COMMERCIAL REAL ESTATE ASSOCIATION STANDARD MULTI-TENANT SHOPPING CENTER LEASE - NET 1. Basic Provisions ("Basic Provisions"). April1,2014 1.1 This Lease (""), dated for reference purposes only , Parties:Lease PacificPlazaArcadiaLLC is made by and between ("") Lessor Lohas Fresh Mart Arcadia LLC and ("") Lessee (collectively the "", or individually a ""). PartiesParty 1.2 That certain portion of the Shopping Center (as defined below), including all improvements therein or to be provided by Premises: 56E.DuarteRoad , Lessor under the terms of this Lease, commonly known by the street address of Arcadia LosAngeles located in the City of , County of , State of 91007 California , with zip code , as outlined on Exhibit attached hereto ("") Premises Approximately10,000squarefeetSuperMarket and generally described as (describe briefly the nature of the Premises): & restaurant-use space of gross leasable ground floor area. . In addition to Lessee’s rights to use and occupy the Premises as hereinafter specified, Lessee shall have non-exclusive rights to the Common Areas (as defined in Paragraph 2.7 below) as hereinafter specified, but shall not have any rights to the roof, exterior walls or utility raceways of the building containing the Premises ("") or to any other buildings in the Shopping Center. The Premises and the Building are situated within the Shopping Building SWCofDuarteRoadandFirstStreetinArcadia Center known as The Premises, the Building, the Common Areas and all other buildings and improvements within said Shopping Center, together with the land upon which they are located, are herein collectively referred to as the "." (See also Paragraph 2) Shopping Center 0 Ten(10) 1.3 years and months ("") Term:Original Term SeeLeaseAddendum SeeLeaseAddendum commencing ("") and ending Commencement Date (""). (See also Paragraph 3) Expiration Date 1.4 If the Premises are available Lessee may have non-exclusive possession of the Premises commencing Early Possession: SeeLeaseAddendum (""). (See also Paragraphs 3.2 and 3.3) Early Possession Date (seeAddendum} 1st 1.5 $per month (""), payable on the Base Rent:Base Rent day of each month commencing SeeAddendum. (See also Paragraph 4) If this box is checked, there are provisions in this Lease for the Base Rent to be adjusted. See Paragraph none0 1.6 percent (%) of Gross Sales. Percentage Percentage Rent Rate: Rent shall be due and payable in accordance with the provisions of the Percentage Rent Addendum, if any, attached hereto and made a part hereof, (seeAddendum) and Paragraph 4 hereof. 10,000sf/19,500sf 1.7 percent (%) Lessee’s Share of Common Area Operating Expenses: (""). In the event that that size of the Premises and/or the Shopping Center are modified during the term of this Lease, Lessor shall Lessee’s Share recalculate Lessee's Share to reflect such modification. none 1.8 $ per year (""). Merchants’ Association Annual Dues:Merchants’ Association Dues Lessee shall pay Merchants’ Association Dues and/or become a member of the Merchants’ Association in accordance with the provisions of the Merchants’ Association Addendum, if any, attached hereto. 1.9 Base Rent and Other Monies Paid Upon Execution: firstmonthoflease (a) $for the period Base Rent: see Addendum see addendum (b) $for the period Common Area Operating Expenses: (c) $ (""). (See also Paragraph 5) Security Deposit:Security Deposit nonenone f (d) $or the period Merchants’ Association Dues: none none (e) $for Other: (f) $ Total Due Upon Execution of this Lease: 1.10 SuperMarket&Restaurant Agreed Use: (See also Paragraph 6) LohasFreshMart 1.11 (See also Paragraph 6) Agreed Trade Name: 1.12 Lessor is the "". (See also Paragraph 8) Insuring Party.Insuring Party 1.13 (See also Paragraph 15) Real Estate Brokers: (a) The following real estate brokers (the "") and brokerage relationships exist in this transaction Representation:Brokers (check applicable boxes): represents Lessor exclusively (""); Lessor’s Broker represents Lessee exclusively (""); or Lessee’s Broker ColdwellBankerGeorgeRealty x represents both Lessor and Lessee (""). Dual Agency (b) Upon execution and delivery of this Lease by both Parties, Lessor shall pay to the Brokers for the Payment to Brokers: brokerage services rendered by the Brokers the fee agreed to in the attached separate written agreement or if no such agreement is attached, the sum 5 of or % of the total Base Rent payable for the Original Term, the sum of or of the total Base Rent payable during any period of time that the Lessee occupies the Premises subsequent to the Original Term, and/or the sum of none or % of the purchase price in the event that the Lessee or anyone affiliated with Lessee acquires from Lessor any rights to the Premises. 1.14 The obligations of the Lessee under this Lease are to be guaranteed by Guarantor. (""). (See also Paragraph 37) Guarantor 1.15 Attached hereto are the following, all of which constitute a part of this Lease: Attachments. x 61 51 an addendum consisting of Paragraphs through x a site plan marked Exhibit , depicting the Premises; _________ PAGE 1 OF 14 _________ _________ _________ INITIALS INITIALS ©2003 - AIR COMMERCIAL REAL ESTATE ASSOCIATION FORM SCLN-6-1/10E 45. Any conflict between the printed provisions of this Lease and the typewritten or handwritten provisions shall be controlled by the Conflict. typewritten or handwritten provisions. 46. Preparation of this Lease by either Party or their agent and submission of same to the other Party shall not be deemed an offer to Offer. lease to the other Party. This Lease is not intended to be binding until executed and delivered by all Parties hereto. 47. This Lease may be modified only in writing, signed by the Parties in interest at the time of the modification. As long as they Amendments. do not materially change Lessee’s obligations hereunder, Lessee agrees to make such reasonable non-monetary modifications to this Lease as may be reasonably required by a Lender in connection with the obtaining of normal financing or refinancing of the Premises. 48. Waiver of Jury Trial.THE PARTIES HEREBY WAIVE THEIR RESPECTIVE RIGHTS TO TRIAL BY JURY IN ANY ACTION OR . PROCEEDING INVOLVING THE PROPERTY OR ARISING OUT OF THIS AGREEMENT 49. An Addendum requiring the Arbitration of all disputes between the Parties and/or Brokers arising out of this Lease Arbitration of Disputes. is is not attached to this Lease. 50. Since compliance with the Americans with Disabilities Act (ADA) is dependent upon Lessee's specific use Americans with Disabilities Act. of the Premises, Lessor makes no warranty or representation as to whether or not the Premises comply with ADA or any similar legislation. In the event that Lessee's use of the Premises requires modifications or additions to the Premises in order to be in ADA compliance, Lessee agrees to make any such necessary modifications and/or additions at Lessee's expense. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AIR COMMERCIAL REAL ESTATE ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED TO: 1. SEE ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. 2. RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE PREMISES. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PREMISES, THE STRUCTURAL INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, COMPLIANCE WITHH THE AMERICANS WITH DISABILITIES ACT AND THE SUITABILITY OF THE PREMISES FOR LESSEE'S INTENDED USE. WARNING: IF THE PREMISES ARE LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN PROVISIONS OF THE LEASE MAY NEED TO BE REVISED TO COMPLY WITH THE LAWS OF THE STATE IN WHICH THE PREMISES ARE LOCATED. The parties hereto have executed this Lease at the place and on the dates specified above their respective signatures. ArcadiaArcadia Executed at: Executed at: On: On: By LESSOR:By LESSEE: PacificPlazaArcadiaLLCLohasFreshMartArcadiaLLC By: By: JosephLee Name Printed: Name Printed: Title: Title: CEO By: By: Name Printed: Name Printed: Title: Title: Address: Address: Telephone:() Telephone:() Facsimile: () Facsimile:() Federal ID No. Federal Id No. BROKER :BROKER: ColdwellBankerGeorgeRealty JamesC.Chou Attn: Attn: Title: Title: VicePresident 1611S.GarfieldAve. Address: Address: Alhambra,CA91801 626-823-6660 Telephone: () Telephone: () 626-457-2353 Facsimile: () Facsimile: () Email:jameschou668@gmail.com Email: Federeal ID No.: Federal ID No. : 00939999 Broker/Agent DRE License #: Broker/Agent DRE License #: NOTICE:These forms are often modified to meet changing requirements of law and industry needs. Always write or call to make sure you are utilizing the most current form: AIR Commercial Real Estate Association, 800 W 6th Street, Suite 800, Los Angeles, CA 90017. Telephone No. (213) 687-8777. Fax No.: (213) 687-8616. ©Copyright 2003 By AIR Commercial Real Estate Association. All rights reserved. No part of these works may be reproduced in any form without permission in writing. _________ PAGE 14 OF 14 _________ _________ _________ INITIALS INITIALS ©2003 - AIR COMMERCIAL REAL ESTATE ASSOCIATION FORM SCLN-6-1/10E AIR COMMERCIAL REAL ESTATE ASSOCIATION STANDARD MULTI-TENANT SHOPPING CENTER LEASE - NET 1. Basic Provisions ("Basic Provisions"). November12,2014 1.1 This Lease (""), dated for reference purposes only , Parties:Lease PacificPlazaArcadiaLLC is made by and between ("") Lessor LIMERICKSTAVERNINC. and (TradeName:LimericksTavernChopHouse) ("") Lessee (collectively the "", or individually a ""). PartiesParty 1.2 That certain portion of the Shopping Center (as defined below), including all improvements therein or to be provided by Premises: 56EastDuarteRd, , Lessor under the terms of this Lease, commonly known by the street address of Arcadia located in the City of , County of , State of LosAngeles 91007 California , with zip code , as outlined on Exhibit attached hereto ("") Premises Aproximately4,000squarefeetRestaurant and generally described as (describe briefly the nature of the Premises): . useapaceofgrossleasablegroundfloorarea . In addition to Lessee’s rights to use and occupy the Premises as hereinafter specified, Lessee shall have non-exclusive rights to the Common Areas (as defined in Paragraph 2.7 below) as hereinafter specified, but shall not have any rights to the roof, exterior walls or utility raceways of the building containing the Premises ("") or to any other buildings in the Shopping Center. The Premises and the Building are situated within the Shopping Building SWCofDuarteRoadandFirstStreetinArcadia Center known as The Premises, the Building, the Common Areas and all other buildings and improvements within said Shopping Center, together with the land upon which they are located, are herein collectively referred to as the "." (See also Paragraph 2) Shopping Center 5years0 1.3 years and months ("") Term:Original Term seeLeaseAddendum seeLeaseAddendum commencing ("") and ending Commencement Date (""). (See also Paragraph 3) Expiration Date 1.4 If the Premises are available Lessee may have non-exclusive possession of the Premises commencing Early Possession: seeLeaseAddendum(""). (See also Paragraphs 3.2 and 3.3) Early Possession Date 1st 1.5 $per month (""), payable on the Base Rent:Base Rent forfirstfive(5)yearsofleaseterm day of each month commencing . (See also Paragraph 4) If this box is checked, there are provisions in this Lease for the Base Rent to be adjusted. See Paragraph 1.6 percent (%) of Gross Sales. Percentage Percentage Rent Rate: Rent shall be due and payable in accordance with the provisions of the Percentage Rent Addendum, if any, attached hereto and made a part hereof, and Paragraph 4 hereof. 1.7 percent (%) Lessee’s Share of Common Area Operating Expenses: (""). In the event that that size of the Premises and/or the Shopping Center are modified during the term of this Lease, Lessor shall Lessee’s Share recalculate Lessee's Share to reflect such modification. None 1.8 $ per year (""). Merchants’ Association Annual Dues:Merchants’ Association Dues Lessee shall pay Merchants’ Association Dues and/or become a member of the Merchants’ Association in accordance with the provisions of the Merchants’ Association Addendum, if any, attached hereto. 1.9 Base Rent and Other Monies Paid Upon Execution: firstmonthoflease (a) $for the period Base Rent: firstmonthoflease (b) $for the period Common Area Operating Expenses: (c) $ (""). (See also Paragraph 5) Security Deposit:Security Deposit f None None (d) $or the period Merchants’ Association Dues: None None (e) $for Other: (f) $ Total Due Upon Execution of this Lease: TheretailsaleofFood,Alcohol,BeerandWinesimilartoother 1.10 Agreed Use: LimericksTavernlocationsandfornootherpurpose,Lessee'suseshallbe subjecttoanyexistingLessee'suserestrictions,thereshallbenoexclusive (See also Paragraph 6) 1.11 LimericksTavernChopHouse(See also Paragraph 6) Agreed Trade Name: 1.12 Lessor is the "". (See also Paragraph 8) Insuring Party.Insuring Party 1.13 (See also Paragraph 15) Real Estate Brokers: (a) The following real estate brokers (the "") and brokerage relationships exist in this transaction Representation:Brokers (check applicable boxes): represents Lessor exclusively (""); Lessor’s Broker represents Lessee exclusively (""); or Lessee’s Broker ColdwellBankerGeorgeRealty represents both Lessor and Lessee (""). Dual Agency x (b) Upon execution and delivery of this Lease by both Parties, Lessor shall pay to the Brokers for the Payment to Brokers: brokerage services rendered by the Brokers the fee agreed to in the attached separate written agreement or if no such agreement is attached, the sum 5 of or % of the total Base Rent payable for the Original Term, the sum of or of the total Base Rent payable during any period of time that the Lessee occupies the Premises subsequent to the Original Term, and/or the sum of or % of the purchase price in the event that the Lessee or anyone affiliated with Lessee acquires from Lessor any rights to the Premises. LimericksTavernInc. 1.14 The obligations of the Lessee under this Lease are to be guaranteed by Guarantor. (""). (See also Paragraph 37) Guarantor 1.15 Attached hereto are the following, all of which constitute a part of this Lease: Attachments. x an addendum consisting of Paragraphs through x A a site plan marked Exhibit , depicting the Premises; _________ PAGE 1 OF 14 _________ _________ _________ INITIALS INITIALS ©2003 - AIR COMMERCIAL REAL ESTATE ASSOCIATION FORM SCLN-6-1/10E 45. Any conflict between the printed provisions of this Lease and the typewritten or handwritten provisions shall be controlled by the Conflict. typewritten or handwritten provisions. 46. Preparation of this Lease by either Party or their agent and submission of same to the other Party shall not be deemed an offer to Offer. lease to the other Party. This Lease is not intended to be binding until executed and delivered by all Parties hereto. 47. This Lease may be modified only in writing, signed by the Parties in interest at the time of the modification. As long as they Amendments. do not materially change Lessee’s obligations hereunder, Lessee agrees to make such reasonable non-monetary modifications to this Lease as may be reasonably required by a Lender in connection with the obtaining of normal financing or refinancing of the Premises. 48. Waiver of Jury Trial.THE PARTIES HEREBY WAIVE THEIR RESPECTIVE RIGHTS TO TRIAL BY JURY IN ANY ACTION OR . PROCEEDING INVOLVING THE PROPERTY OR ARISING OUT OF THIS AGREEMENT 49. An Addendum requiring the Arbitration of all disputes between the Parties and/or Brokers arising out of this Lease Arbitration of Disputes. is is not attached to this Lease. 50. Since compliance with the Americans with Disabilities Act (ADA) is dependent upon Lessee's specific use Americans with Disabilities Act. of the Premises, Lessor makes no warranty or representation as to whether or not the Premises comply with ADA or any similar legislation. In the event that Lessee's use of the Premises requires modifications or additions to the Premises in order to be in ADA compliance, Lessee agrees to make any such necessary modifications and/or additions at Lessee's expense. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AIR COMMERCIAL REAL ESTATE ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED TO: 1. SEE ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. 2. RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE PREMISES. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PREMISES, THE STRUCTURAL INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, COMPLIANCE WITHH THE AMERICANS WITH DISABILITIES ACT AND THE SUITABILITY OF THE PREMISES FOR LESSEE'S INTENDED USE. WARNING: IF THE PREMISES ARE LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN PROVISIONS OF THE LEASE MAY NEED TO BE REVISED TO COMPLY WITH THE LAWS OF THE STATE IN WHICH THE PREMISES ARE LOCATED. The parties hereto have executed this Lease at the place and on the dates specified above their respective signatures. Arcadia Arcadia Executed at: Executed at: On: On: By LESSOR:By LESSEE: PacificPlazaArcadiaLLC LimericksTavernInc PaulTsai By: By: Name Printed: Name Printed: Title: Title: By: By: Name Printed: Name Printed: Title: Title: Address: Address: Telephone:() Telephone:() Facsimile: () Facsimile:() Federal ID No. Federal Id No. BROKER :BROKER: Attn: Attn: Title: Title: Address: Address: Telephone: () Telephone: () Facsimile: () Facsimile: () Email: Email: Federeal ID No.: Federal ID No. : Broker/Agent DRE License #: Broker/Agent DRE License #: NOTICE:These forms are often modified to meet changing requirements of law and industry needs. Always write or call to make sure you are utilizing the most current form: AIR Commercial Real Estate Association, 800 W 6th Street, Suite 800, Los Angeles, CA 90017. Telephone No. (213) 687-8777. Fax No.: (213) 687-8616. ©Copyright 2003 By AIR Commercial Real Estate Association. All rights reserved. No part of these works may be reproduced in any form without permission in writing. _________ PAGE 14 OF 14 _________ _________ _________ INITIALS INITIALS ©2003 - AIR COMMERCIAL REAL ESTATE ASSOCIATION FORM SCLN-6-1/10E Attachment No.6 Public & Agency Comments, and Staff Response to Agency Comments Memorandum Attachment No. 6 1 2 2 3 1 2 3 4 4 5 State of California Natural Resources Agency EDMUND G. BROWN JR.,Governor DEPARTMENT OF FISH AND WILDLIFE CHARLTON H. BONHAM, Director South Coast Region 3883 Ruffin Road San Diego, CA 92123 www.wildlife.ca.gov October 08, 2015 Kathryn Best LSA Associates, Incorporated 1500 Iowa Avenue, Suite 200 Riverside, CA 92507 Subject: CEQA Filing Fee Exemption Request Project Name: Pacific Plaza Arcadia Mixed Use Development SCH Number and/or local agency ID number:N/A Dear Ms. Best: Based on a review of the project referenced above, the Department of Fish and Wildlife has determined that for the purposes of the assessment of CEQA filing fees (Fish and Game Code Section 711.4(c)) the project has the potential to affect fish and wildlife, or their habitat, and the project as described requires payment of a CEQA filing fee pursuant to the California Code of Regulations, Title 14, Section 753.5(d). At the time of filing of the Notice of Determination with the county clerk or Office of Planning and Research (State Clearinghouse), the appropriate CEQA filing fee will be due and payable. Please see the following website for a list of current fees: http://www.dfg.ca.gov/habcon/ceqa/ceqa_changes.html This determination is for the purpose of assessment of CEQA filing fees and is independent of a pursuant to CEQA Statute 21082.2 or CEQA Guidelines 15064. If you have any questions, please contact me at (805) 644-6305. Sincerely, Scott Harris Environmental Scientist LSA ASSOCIATES, INC. MEMORANDUM November 25, 2015 DATE: [Mr. Tim Schwehr, Management Analyst] TO: [City of Arcadia] [Katheryn La Morte] FROM: LSA Associates, Inc. [Pacific Plaza Arcadia Mixed Use Development Project IS/MND Response to Comments] SUBJECT: In compliance with the California Environmental Quality Act (CEQA), an Initial Study/Mitigated Negative Declaration (IS/MND) for the Pacific Plaza Arcadia Mixed Use DevelopmentProject was circulated for a 30-day review period by the City of Arcadia (City). Comment letters were received from the County Sanitation Districts of Los Angeles County dated November 3, 2015;from California Department of Transportation (Caltrans)dated October 30, 2015; from California Department of Fish and Wildlife (CDFW) dated October 8, 2015; and from Los Angeles County Metropolitan Transportation Authority (Metro)(allattached). County Sanitation District Response to County Sanitation District Comment 1: The District made a comment on the requirement for a Sewer Plan to be submitted for review if expansion of the existing 8-inch direct connection to the District’s trunk sewer is required. At this time, the proposed project does not include the expansion of this connection. However, if an expansion is required in the future the Applicantwill submit Sewer Plans to the District for review and approval. Response to County Sanitation District Comment 2: The District’s second comment provides information about wastewater facility design capacity and the current average flow of the San Jose Creek Water Reclamation Plant (WRP). The comment also identifies the Joint Water Pollution control Plant as the location where wastewater from the proposed project would be treated. While the additional information is appreciated, the comment does not apply to the proposed project or the IS/MND. Response to County Sanitation District Comment 3: This comment provides the amount of wastewater that would occur due to construction of the proposed project. While the additional information is appreciated, the comment does not apply to the proposed project or the IS/MND. Response to County Sanitation District Comment 4: The District charges a fee for connecting to the Districts’ Sewerage System or for increasing the strength or quantity of wastewater discharged from connected facilities. As discussed in Section XVII Utilities and Service Systems of the Initial Study, the project applicant will pay all required utility fees associated with the project. (11/25/15)P:\Planning\Land Use Applications\Commercial-Industrial Design Review\COMM IND ADR 2014\ADR_14-23_56 E. Duarte 1 Rd (Mixed User)\CEQA\Comments in response to Circulation of IS\Pacific Plaza Mixed Use -Response to Comment (11-10-15).docx LSA ASSOCIATES, INC. ResponsetoCounty Sanitation DistrictComment 5: The District’s final comment is information on the District’s wastewater treatment facilities design capacity based on Southern California Association of Governments (SCAG) regional growth forecasts. The District does confirm that they intend to provide wastewater services up to the levels that are legally permitted.While this information is appreciated, the comment does not apply to the proposed project or the IS/MND. Caltrans Response to Caltrans Comment 1: Implementation of the proposedproject would result in nominal net new trips at the I-210on/off-ramps atSan Anita Highway. Based on the Los Angeles County Congestion Management Program (CMP) Transportation Impact Analysis guidelines, intersections (including CMP monitoring freeway on/off-ramps) where the project would add 50 or more trips during the a.m. and p.m. peak hours are required to be analyzed. Because theproposedproject would generate nominal net new trips at the I-210on/off-ramps at San Anita Highway, no additional traffic analysis is required. Response to Caltrans Comment 2: Refer to Response to Caltrans Comment 1. Response to Caltrans Comment 3: Caltrans requests a detailed excavated material transporting plan if excavated soil/material is transported by way of the I-210 freeway. It is the responsibility of the construction contractor to provide a material transporting plan if materials will be transported on the I-210 freeway. Additionally, if oversized-transport vehicles are required for construction of the project the construction contractor will apply for appropriate and required Caltrans permits. This comment does not change the conclusions ofthe IS/MND or the recommended mitigation measures. Fish and Wildlife Response to CDFW Comment: The CDFW determined that for the purpose of assessing CEQA filing fees the project has the potential to affect fish and wildlife, or their habitat and the project is requires the payment of CEQA filing fees. These fees will be paid at the time of the Notice of Determination filing with the county clerk. This comment does not change the conclusion of the IS/MND or required mitigation measures. Metro Response to Metro Comment 1: Metro would like the existing bus stop adjacent to the proposed project site to be maintained as part of the final project. The proposed project does not include the removal of the existing bus stop and it will be maintained after the construction of the project. This comment does not change the conclusion of the IS/MND or required mitigation measures. Response to Metro Comment 2: Metro requires that the existing bust stop be maintained or relocated during construction of the project. During construction of the project metro Bus Operations Control Special Events Coordinator will be contacted to determine appropriate arrangements forthe existing bus stop during construction. This comment does not change the conclusion of the IS/MND or required mitigation measures. Response to Metro Comment 3: Metro encourages the City to request installation of bus shelters, benches, and other amenities as part of the propose project. The City appreciates Metro’s comment (11/25/15)P:\Planning\Land Use Applications\Commercial-Industrial Design Review\COMM IND ADR 2014\ADR_14-23_56 E. Duarte 2 Rd (Mixed User)\CEQA\Comments in response to Circulation of IS\Pacific Plaza Mixed Use -Response to Comment (11-10-15).docx LSA ASSOCIATES, INC. however, the comment does not apply to the IS/MND and does not change the recommended mitigation measures. Response to Metro Comment 4: Metro’s comment expresses the need for bus stops and surrounding sidewalk areas to be designed in compliance with the Americans with Disabilities Act. The City appreciates Metro’s comment however, the comment does not apply to the IS/MND and does not change the recommended mitigation measures. Conclusion We believe this memorandum adequately addresses the comments of the County Sanitation District and Caltrans. The comments do not change the conclusions of the IS/MND or the recommended mitigation measures. Please contact Kent Norton at (951) 781-9310 or kent.norton@lsa-assoc.comif you need additional information or clarification of our responses above. Thank you very much. (11/25/15)P:\Planning\Land Use Applications\Commercial-Industrial Design Review\COMM IND ADR 2014\ADR_14-23_56 E. Duarte 3 Rd (Mixed User)\CEQA\Comments in response to Circulation of IS\Pacific Plaza Mixed Use -Response to Comment (11-10-15).docx Attachment No.7 Study Session Minutes & Design Concept Plans; November 5, 2013 & August 19, 2014 Attachment No. 7 55:0111 CITY COUNCIL/SUCCESSOR AGENCY TO THE ARCADIA REDEVELOPMENT AGENCY SPECIAL MEETING MINUTES TUESDAY, NOVEMBER 5, 2013 CALL TO ORDER - Mayor Segal called the special meeting to order at 4:00 p.m. ROLL CALL OF CITY COUNCIL MEMBERS PRESENT: Council Member Amundson, Harbicht, Kovacic, Wuo and Segal ABSENT: None PUBLIC COMMENTS (5 minutes per person) –No one appeared. a. Report, discussion, and direction concerning proposed project at the Lower Azusa Road Reclamation Site. Assistant City Manager/Development Services Director Kruckeberg presented the staff report. After some discussion, the City Council was a little disappointed that the proposed project did not include any retail; however, they were accommodating to the proposed preliminary plans for a 1.6 million square foot warehouse/distribution project subject to the design review process, CUP process, and CEQA compliance. No formal City Council action was requested or taken. b. Report, discussion, and direction concerning potential Mixed-Use Project at the b.Report, discussion, and direction concerning potential Mixed-Use Project at the p,,gp Southwest Corner of Duarte Road and First Avenue.outhwestorner of Duarte Road and First Avenue. SC Assistant City Manager/Development Services Director Kruckeberg and Community AssistantCityManager/Development Services Director Kruckeberg andCommunity ygp Development Administrator Kasama presented the staff report. Development Administrator Kasama presented the sta report. ff After some discussion, the City Council felt that the current lack of demand for new commercial After some discussion, the City Council felt that the current lack of demand for new commercial y space should not be a reason to change land use designations to allow for more residential ace should not be a reason to chane land use desinations to allow for more residential spgg pgg development; they were also concerned with the density and height of the project which development; they were also concerned with the density and height of the project which pyygpj exceeds what is allowed by the Code. No formal City Council action was requested or taken. exceeds what is allowed by the Code. No formal City Council action was requested or taken. c. Report, discussion, and direction concerning potential Residential Project at 132 Las Tunas Drive. Assistant City Manager/Development Services Director Kruckeberg presented the staff report. After some discussion, the City Council agreed that the land use designation of the area should be studied before a proposal for 17 townhomes can move forward. No formal City Council action was requested or taken. d. Report, discussion, and direction concerning re-evaluation of the intersections of Huntington Dr. at Santa Clara St. and Colorado Pl., and possible modifications/additions to recent improvements. 11-5-13 55:0112 Deputy Development Services Director/City Engineer Wray presented the staff report. After some discussion, it was the consensus of the City Council that staff proceed with re- evaluating the intersections for possible modifications and/or additions to the recently made improvements. e. Report, discussion, and direction concerning shopping cart management policies Assistant City Manager/Development Services Director Kruckeberg and Community Development Administrator Kasama presented the staff report. After some discussion, the City Council agreed that most individuals may not know it is illegal to take shopping carts from the store; staff suggested that an educational mailer may help reduce the abandoned shopping cart issue; and that Code Services and the City Manager’s office will handle the mailer distribution. The City Council also directed staff to come back with shopping cart management policy options for future uses; it was the consensus that there was no desire to develop regulations requiring current facilities to retrofit their properties. No formal City Council action was requested or taken. No other business was discussed. The Special Meeting ended at 6:10 p.m. Gene Glasco, City Clerk By: _____________________________ Lisa Mussenden Chief Deputy City Clerk 11-5-13 56:0091 MINUTES OF THE ARCADIA CITY COUNCIL REGULAR MEETING TUESDAY, AUGUST 19, 2014 Mayor Wuo called the Special Meeting to order at 6:00 p.m. ROLL CALL OF CITY COUNCIL MEMBERS PRESENT: Council Member Beck, Chandler, Kovacic, Tay, and Wuo ABSENT: None PUBLIC COMMENTS Matt McSweeney, representing the Arcadia Improvement Association, appeared and provided comments on the proposed Mixed-Use Apartment Project on the City Parking lot on Wheeler Avenue between Santa Anita and First Avenue. City Attorney Deitsch requested that a Closed Session item be added to the agenda pursuant to Government Code Section 54956.9(b)(4) to confer with legal counsel regarding anticipated litigation and that in order to add an item to agenda, the City Council must by a 2/3rd affirmative vote, as required by the Ralph M. Brown Act, make two findings (1) there was a need to take immediate action instead of waiting until the next City Council meeting; and (2) that the need to take action arose after the agenda was posted and distributed. Attorney Deitsch opined that both findings could be made. As requested by City Attorney Deitsch, the City Council unanimously 5-0 made the required findings as required by the Ralph M. Brown Act to add a Closed Session item to the agenda pursuant to Government Code Section 54956.9(b)(4). STUDY SESSION a. Report, discussion, and direction concerning the development of a Mixed-Use project in the City's downtown parking lot between Santa Anita and First Avenue (south of Wheeler Avenue). Recommended Action: Provide Direction Assistant City Manager/Development Services Director Kruckeberg, Matt Waken of Walbern Developments, and Kai Lau of Architects of Orange presented an overview of the prospective renderings of the proposed “The Promenade on Wheeler” project in the City’s downtown parking lot on Wheeler Avenue. It was noted that the proposed project has been designed in accordance with the General Plan; that it is a Transit Oriented Development and takes advantage of the forthcoming Metro Gold Line station; and it was noted that Walbern Development is also working with an adjacent privately-owned parking lot property to be incorporated into the overall plan, either for immediate use or at a future date. It was the consensus of the City Council that staff should continue working with the developer and that Walbern should be provided with a 90 day exclusive negotiating period in order to incorporate the adjacent private parking lot into the project. 08-19-14 56:0091 b. Report, discussion, and direction concerning a potential Mixed-Use project at 56 b.Report, discussion, and direction concerning a potential Mixed-Use project at 56 pgp East Duarte Road (southwest corner of Duarte and First Avenue). East Duarte Road (southwest corner of Duarte and First Avenue). ( Recommended Action: Provide Direction mmn Atin: Prvi Dirtin Recoededcoodeeco Assistant City Manager/Development Services Director Kruckeberg, and Rick Abe of Media Assistant City Manager/Development Services Director Kruckeberg, and Rick Abe of Media ygpg Portfolio provided the City Council with a slide presentation of the proposed renderings of the Portoliorovided the itouncil with a slide resentation o the roosed renderins o the fpCyCpfppgf pypppg project at 56 East Duarte Road (Southwest corner of Duarte and First Avenue), which consists of project at 56 East Duarte Road (Southwest corner of Duarte and First Avenue), which consists of pj( 41 residential units with 18,000 square-feet of ground commercial floor space. 41 residential units with 18,000 square-feet of ground commercial floor space. It was the consensus of the City Council that they would be willing to consider changing the Zoning It was the consensus of the City Council that they would be willing to consider changing the Zoning yygggg from C-2 to Mixed Use and that the developer should enhance the architecture of the proposed from C-2 to Mixed Use and that the developer should enhance the architecture of the proposed development prior to submission. development prior to submission. The Study Session ended at 7:00 p.m. CITY COUNCIL REGULAR MEETING CALL TO ORDER - Mayor Wuo called the regular meeting to order at 7:04 p.m. INVOCATION – Reverend Thomas Shriver, Emmanuel Assembly of God PLEDGE OF ALLEGIANCE –Mary Beth Hayes, Director of Library and Museum Services ROLL CALL OF CITY COUNCIL MEMBERS PRESENT: Council Member Beck, Chandler, Kovacic, Tay, and Wuo ABSENT: None REPORT FROM CITY ATTORNEY REGARDING STUDY SESSION ITEM(S) City Attorney Deitsch reported that the City Council conducted a Study Session to hear reports from staff regarding the two items listed on the posted agenda; he reported that staff discussed the development of a Mixed-Use project in the City's downtown parking lot between Santa Anita and First Avenue (south of Wheeler Avenue); and a potential Mixed-Use project at 56 East Duarte Road (southwest corner of Duarte and First Avenue). City Attorney Deitsch further reported that the City Council gave general direction to staff to continue working with the developers on both projects. SUPPLEMENTAL INFORMATION FROM CITY MANAGER REGARDING AGENDA ITEMS City Manager Lazzaretto noted that the City Council added a Closed Session item to the agenda, which will convene at the end of the regular meeting. MOTION TO READ ALL ORDINANCES AND RESOLUTIONS BY TITLE ONLY AND WAIVE THE READING IN FULL A motion was made by Council Member Chandler, seconded by Council Member Tay, to read all ordinances and resolutions by title only and waive the reading in full. 08-19-14 Attachment No.8 November 10, 2015 Planning Commission Meeting Minutes, Staff Report, & PC Resolution 1950 Attachment No. 8 Ms. Yvette ___________, speaking on behalfof a neighbor Vice Chairman Linasked if anyone would like to speak in opposition to this item. The following responded. Mr. Arthur Fry, neighbor Mr. Frank Cassidy, aneighbor Ms. April Verlato of Saving Arcadia Mr. David Arvizu, of Mr. Savethe Arcadia Highlands Vice Chairman Lin asked if the applicant would like to speak in rebuttal. Mr. Bob Chew, applicant, responded. Commissioner Chan recalled the architect, Philip Chan MOTION It was moved by Commissioner Chan,seconded by Commissioner Thompson,to close the public hearing.Without objection, the motion was approved. MOTION It was moved by Commissioner Chan, seconded by Commissioner Lewis,to continue the appeal of Single-Family Architectural Design Review No. SFADR 15-12to 11-24-15. ROLL CALL AYES: Commissioners Chan, Lewis,Thompson and Lin NOES: None ABSENT: Chairman Chiao There is a five workingday appeal period after the approval/denial of the Appeal. Appeals are to be filed by 5:30 p.m. on Thursday, November 19,2015. 4.Resolution No. 1950 –Recommending to the City Council approval of General Plan 4.Resolution No. 1950 Recommending to the City Council approval of General Plan – Recommending to the City Council approval of General Plan Amendment No. GPA 15-01, Zone Change No. ZC 15-01, Architectural DesignReview Amendment No. GPA 1501, Zone Change No. ZC 1501, Architectural Design Review -- 01, Zone Change No. ZC 1501, Architectural Design No. ADR 14-23, Conditional Use Permit No. CUP 15-02, Tentative Tract Map No. TTM No. ADR 1423, Conditional Use Permit No. CUP 1502, Tentative Tract Map No. TTM -- 02, Tentative Tract Map No. TTM 73453 and Mitigated Negative Declaration for the demolition of the existing fitness 73453 and Mitigated Negative Declaration for the demolition of the existing fitness 73453 and Mitigated Negative Declaration for the demolition of the existing fitness center, and construction of a new, three-story, 85,560 square-foot, mixed-use center, and construction of a new, threestory, 85,560 squarefoot, mixed use --- story, 85,560 square residential-commercial building with 37 residential condominium units and 250 on-site commercial building with 37 residential condominium units and 250 on residentialsite -- commercial building with 37 residential condominium units and 250 on parking spaces. The proposed building is to consist of 19,360 square-feet of ground parking spaces. The proposed building is to consist of 19,360 squarefeet of ground - parking spaces. The proposed building is to consist of 19,360 squarefeet of ground floor retail/restaurant space, and 64,700 square-feet of residential space on the second floor retail/restaurant space, and 64,700 squarefeet of residential space on the second - floor retail/restaurant space, and 64,700 squarefeet of residential space on the second and third floors. The proposed project requires City Council approval of a General Plan and third floors. The proposed project requires City Council approval of a General Plan and third floors. The proposed project requires City Council approval of a General Plan Amendment and Zone Change from the current Commercial designations to Mixed-Use, Amendment and Zone Change from the current Commercial designations to MixedUse, - Amendment and Zone Change from the current Commercial designations to Mixed Architectural Design Review approval, a Conditional Use Permit to allow a mixed-use Architectural Design Review approval, a Conditional Use Permit to allow a mixed use - Architectural Design Review approval, a Conditional Use Permit to allow a mixed development, and a Tentative Tract Map to subdivide the residential units to development, and a Tentative Tract Map to subdivide the residential units to evelopment, and a Tentative Tract Map to subdivide the residential units to condominiums. condominiums. Applicant: Pacific Plaza Arcadia, LLC Applicant: Pacific Plaza Arcadia, LLC Recommendation: Recommend approval of the project to the City Council Recommendation: Recommend approval of the project to the City Council 11-10-15 Mr. Kasama introduced the item and turned it over to Management Analyst Tim Mr. Kasama introduced the item and turned it over to Management Analyst Tim Schwehr, who presented the staff report. Schwehr , who presented the staff report. Vice Chairman Linopened the public hearing and asked if the applicant would like to Chairman asked if the applicant would like to Vice Linopened the public hearing and opened the public hearing speak. The following responded. The following responded. speak. Mr. Michael Hastings representing the applicant Mr. Michael Hastings representing the applicant Mr. Michael Hastings representing the applicant Mr. Rick ________ Mr. Rick ________ Mr. Rick ________ Mr. Jason Mak Mr. Jason Mak Mr. Ken Norman, Traffic Engineer for the applicant Mr. Ken Norman, Traffic Engineer for the applicant Mr. Ken Norman, Traffic Engineer for the applicant Mr. Joe _______________ Mr. Joe _______________ Vice Chairman Linasked if anyone would like to speak in favor of this item. There were Chairman asked if anyone would like to speak in favor of this item Vice Lin. There were none. none. Vice Chairman Linasked if anyone would like to speak in opposition to this item. The Chairman Vice Linasked if anyone would like to speak in opposition to this item. The asked if anyone would like to speak in opposition to this item. following responded. following responded. Mr. David Leong, church member Mr. David Leong, church member Mr. David Leong, Mr. Albert Yeung, Elder at church Mr. Albert Yeung, Elder at church Mr. Albert Yeung, Elder at church Ms. Leah Newsome, a neighbor Ms. Leah Newsome, a neighbor Ms. Leah Newsome, a neighbor Ms. Jen Wu, a neighbor Ms. Jen Wu, a neighbor Ms. Jen Wu, a neighbor Mr. Wai Ming Wong, a neighbor Mr. Wai Ming Wong, a neighbor Mr. Wai Ming Wong, a neighbor Mr. Tim Wu, a neighbor Mr. Tim Wu, a neighbor Mr. Tim Wu, a neighbor Mr. Philip Chan, a neighbor Mr. Philip Chan, a neighbor Vice Chairman Lin asked if the application would like to speak in rebuttal. Mr. Michael Vice Chairman Lin asked if the application would like to speak in rebuttal. Mr. Michael Vice Chairman Lin asked if the application would like to speak in rebuttal. Mr. Michael Hastings and Mr. Rick ___________responded. Hastings and Mr. Rick ___________responded . MOTION MOTION It was moved by Commissioner Chan,seconded by Commissioner Thompson,to close Chan It was moved by Commissioner seconded by Commissioner Thompsonto close ,, It was moved by Commissioner It was moved by Commissioner seconded by Commissioner the public hearing.Without objection, the motion was approved. the public hearing.Without objection, the motion was approved. MOTION MOTION It was moved by Commissioner Chan,seconded by Commissioner Thompson, to It was moved by Commissioner Chanseconded by Commissioner Thompson , to , It was moved by seconded by Thompson recommend approval of General Plan Amendment No. GPA 15-01; Zone Change No. recommend approval of General Plan Amendment No. GPA 1501; Zone Change No. - recommend approval of 01; Zone Change No. ZC 15-01; Architectural Design Review No. ADR 14-23; Conditional Use Permit No. ZC 1501; Architectural Design Review No. ADR 1423; Conditional Use Permit No. -- 01; Architectural Design Review No. ADR 14 CUP 15-02; and Tentative Tract Map No. TTM 73453 to the City Councilwith additional CUP 15 02; and Tentative Tract Map No. TTM 73453 to the City Councilwith additional - 02; and Tentative Tract Map No. TTM 73453 to the City Council comments on Mitigated Negative Declaration.. comments on Mitigated Negative Declaration. . ROLL CALL* ROLL CALL* AYES: Commissioners Chan, Lewis,Thompson and Lin Commissioners Chan, Lewis, AYES: Thompson and Lin NOES: None NOES: NoneNOES: None ABSENT: Chairman Chiao ABSENT: Chairman ChiaoABSENT: Chairman Chiao *Resolution 1950adopted,4-0,and all applications approved,4-0,except Architectural Design *Resolution 1950adopted40and all applications approved40 except Architectural Design -- ,,,, adoptedand all applications approved except Architectural Design Review application which was approved,3-1,with Vice Chairman Lin objecting. Review application which was approved31with Vice Chairman Lin objecting. - ,, 11-10-15 111015 -- DATE: November 10, 2015 TO: Honorable Chairman and Planning Commission FROM: Jim Kasama, Community Development Administrator By: Tim Schwehr,Management Analyst SUBJECT: RESOLUTION NO. 1950 – RECOMMENDING TO THE CITY COUNCIL, APPROVAL OF GENERAL PLAN AMENDMENT NO. GPA 15-01, ZONE CHANGE NO. ZC 15-01, ARCHITECTURAL DESIGNREVIEW NO. ADR 14-23, CONDITIONAL USE PERMIT NO. CUP 15-02, TENTATIVE TRACT MAP NO. TTM 73453, AND A MITIGATED NEGATIVE DECLARATION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)FOR A THREE-STORY, MIXED-USE DEVELOPMENT AT 56 E.DUARTE ROAD. Recommended Action:Adopt Resolution No. 1950 SUMMARY The applicant, James Chouon behalf of Pacific Plaza Arcadia, LLC,requests approval of a proposed three-story mixed-use development that consists of twostories of residential units (37condominiumunits) over19,360square feet of ground floor commercial, and two- and-a-halflevelsof semi-subterranean parking.The proposal requires approval of the following: A General Plan Amendment to change the General Plan Designation of the property from CommercialtoMixed-Use; A Zone Change to change to Zoning Designation of the property from C-2, General Commercial toMU, Mixed-Use; A Conditional Use Permit to allow a mixed-use development, and to permit 9,540 square-feet of the ground floor commercial space to operate as restaurant space with the option for alcoholic beverage service; Architectural Design Review; A Tentative Tract Map to subdivide the 37 residential units for condominium purposes; and A Mitigated Negative Declaration under the California Environmental Quality Act (CEQA). It is recommended that the Planning Commission adopt Resolution No. 1950and recommend approval of the project to the City Council. Resolution No. 1950 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road November 10, 2015 – Page 2 of 22 BACKGROUND The subject site is a corner lotthat fronts Duarte Road and First Avenue. The site iszoned C-2, General Commercial and developed with an approximately 30,000 square-foot, two- story fitness center and110-space surface parking lot (ArcadiaFitness Sports Club) constructed in 1978.The subject site abuts a 25’ wide public alley to the south, and an auto-repair and small retail building to the west,both zoned C-2. The properties immediately south of the rear alley are zoned R-3, High Density Residential, and are currently developed with a church and a two-story, six-unit residential condominium complex. Vehicular access to the residential condominium development is to be via the rear alley. The church does not have on-site parking. To the east of the subject site across First Avenue is agas station, zoned C-2,and three single-family residential properties, zoned R-1, each developed with a single residence. To the north across Duarte Road are several one-story commercial buildings, zoned C-2. On November 5, 2013,a study session was held before the City Council for consideration of a potential four-story, mixed-use project with 75 senior housing units at the subject site. It was the consensus of the City Council that thesize and scale of this proposal was too intense for the site.On August 19, 2014, a study session was held before the City Council for consideration of a potential three-story, mixed-use project with 41 residential units and 18,000 square-feet of ground floor commercial space. It was the consensus of the City Council that they would be willing to consider revising the General Plan and Zoning Designations to Mixed Use to allow a project of this approximate scale, provided the developer enhance the architecture of the design. See Attachment No. 5 for a copy of the study session minutesand the proposed design concept plans.The applicant formally submitted the proposed project to the Development Services Department on November 18, 2014. PROPOSAL The proposedproject involves the construction and operation of a three story mixed-use building with two stories of residential units (37condominiumunits) over approximately 19,360square feet of commercial space, with two-and-a-half levelsof semi-subterranean parking.The building height is 40feet with an additional 5 feet allowed for the parapet wall as an architectural featureto screen the rooftop mechanical equipment. The ground floor commercial space will consist of 9,820 square-feet of retail space, and 9,540 square-feet of restaurant/café space. The property owner has received letters of intent from Lohas Supermarket to occupy the 9,820 square-feet of retail space, from 85°C Bakery to occupy5,080 square-feet of restaurant/café space, and from Limericks Tavern Chop House to occupy 4,460 square-feet of restaurant/café space. Resolution No. 1950 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road November 10, 2015 – Page 3 of 22 The two levels of residential units along Duarte Road and First Avenue are significantly stepped-back from the ground floor commercial portion of the building. The residential units at the rear of the building are organized around a central common courtyard patio. The residential units range in size from a one-bedroom, 1,042 square-foot unit up to a four- bedroom, 2,268 square-foot unit. The second floor residential units along both streets will have large, private patio areas. The remainder of the residential units will have more typically-sized private patios and balconies. (Northeast corner, intersection of Duarte Rd. and First Ave.) Vehicular access to the site is provided off of Duarte Roadandviaa rear alley accessed from First Avenue and Santa Anita Avenue. As a safety and traffic circulation mitigation measure, the Duarte Road entrance/exitwill be designated a right-in/right-out only through the use of a raised median/channelizing island design.Left turns from the rear alley onto First Avenue will be permitted. Resolution No. 1950 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road November 10, 2015 – Page 4 of 22 (Northwest corner, Duarte Rd. vehicular entrance/exit) The project providesa total of 250parking spaces: 110 spaces on the ground floor and mezzanine levels, and 140 spaces on one level of subterranean parking. The parking requirement for the project is 239 spaces: 146 spaces for the commercial component and 93 spaces for the residential component. Parking on the ground floor and mezzanine levels will be for commercial customer parking only. Employee and residential parking will bereserved on the subterranean level. With a parking requirement of 239 spaces and 250 spaces provided, the project proposes a parking surplus of 11 spaces. Southeast corner, intersection of First Ave. and rear alley) Resolution No. 1950 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road November 10, 2015 – Page 5 of 22 Theproposed project requires the following actions/approvals: General Plan Amendment 1. – An amendment to revise the General Plan Designation from C- Commercialto MU - Mixed Use. Zone Change 2. – A zone change to revise the zoning from C-2, General Commercial toMU, Mixed Use. Conditional Use Permit 3. – As required by Arcadia zoning regulations, all mixed-use projects require approval of a Conditional Use Permit(CUP).In addition, a CUP is required for the restaurant/café spacesproposed on the ground floor, andto allow the sale of alcoholic beverages for on-site consumption at the restaurants/cafésand for sale for off-site consumption at the retail space. Architectural Design Review 4. – Architectural design review isto ensure that the project is consistent with the City’s design guidelines. Tentative Tract Map 5. – Approval of a Tentative Tract Map is required to subdivide the residential units for condominium purposes. Adoption of the Initial Study and Mitigated Negative Declaration 6.– TheInitial Study and Mitigated Negative Declaration prepared for this project finds that with mitigation measures the project will have less-than-significant impacts. The majority of the mitigation measures are standard regulatory requirements for any project of this size. Mitigationmeasures specific to this project have been added to address traffic impactsand minimize construction noise and long-term noiseimpacts. Refer to Section 6 of the Initial Studyand/or the conditions of approval nos. 15 – 34for the project-specific mitigation measures. ANALYSIS General Plan Amendment and Zone Change AGeneral Plan Amendment and Zone Change from Commercial toMixed-Useis required to allow a mixed-use projectat this location.The subject site is located within the First Avenue and Duarte Road Land Use Focus Areaof the 2010 Arcadia General Plan. This area, shown in the map below, was one of the six focus areas identified during the 2010 General Plan Update. The broad strategies outlined for the focus areas are as follows: Achieve more efficient or productive use of land resources; Encourage uses that would benefit the City through increased revenue, employment, and/or housing opportunities; Incentivize innovative mixed-use projects; Enhance select commercial corridors; and Resolution No. 1950 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road November 10, 2015 – Page 6 of 22 Establish a vision for future land uses on properties that will experience significant transition. The vision for the First Avenue and Duarte Road Land Use Focus Areais to: Provide an economically vibrant neighborhood with a mix of residential and commercial uses; Work to improve the pedestrian experience in this area; and Provide parking options (including alternative parking options along First Avenue), to help improve safety and traffic flow. Revising the General Plan and Zoning Designations for the subject site to Mixed-Use would be consistent with the broad strategies and vision outlined for theFirst Avenue and Duarte Road Land Use Focus Area. Although notdirectly adjacent to the other Mixed-Use properties along First Avenue to the north, aMixed-Use Designation for the subject property would nonetheless be consistent with the focus area when viewed as a whole. The R-3 zoning designation of the properties to the south of the site also complements aresidential/ commercial project at the subject site. The development itself has been designed to comply with all of the Zoning requirements of the Mixed-Use Zoning Designation. Approval of a General Plan Amendment and Zone Changeis subject to City Council approval. Resolution No. 1950 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road November 10, 2015 – Page 7 of 22 Conditional Use Permit and Tentative Tract Map Approval ofa Conditional Use Permit is a requirementfor all mixed-use projects in the City of Arcadia. A CUP is also requiredforthe restaurant/café uses, and to allow alcoholic beverage service for on-site consumption at the restaurant/café uses, and to allow the retail use (supermarket) to sell alcoholic beverages for off-site consumption. All of the commercial uses are located at the north half of the property along Duarte Road, away from the nearby residential properties. As such, any resulting noise will not be impactful to these properties. As a condition of approval for this project, staff is recommending that outdoor seating along First Avenue shall be restricted to the area directly adjacent to the commercial space itself, and shall not extendto the southin front of the parking structure. An additional condition of approval for the project willrestrict the delivery hours for the commercial uses to between the hours of 7:00 a.m. to10:00 p.m. The proposal for the 37 residential condominium units requires thatthey be subdivided through the Tentative Tract Mapprocess – see Attachment No. 3forthe Tentative Tract Map. The proposed subdivision complies with the subdivisionregulations of the Arcadia Municipal Code and the State Subdivision Map Act, and willnot violate any requirements of the California Regional Water Quality Control Board. Architectural Design The project is contemporary in style and designed withhighcommercialceilings on the ground floor, and typical 9’-6” ceilings on the two residential levelswith an additional 1’-0” between floors to allow for interior mechanical and plumbing equipment.The building fronts the north property line alongDuarte Road in accordance withthe City’s Design Guidelines, and also features a largecentral plaza to break up the mass of the structure. A 10’-0”setback is provided along First Avenue, which will be utilizedfor outdoor patio seating and landscaping.A 15’-0”setback is provided from the rear alley, and a setback ranging from 41’-9” to 48’-11” is provided from the west property line to accommodate the two-way driveway. Significant articulationof the upper half of the buildingis provided by stepping back the residential levels from the ground floor between 12’-0” and 16’-0”along the Duarte Road frontage, 15’-0”along the First Avenue frontage, and 10’-0”at therear of the building. A large residential courtyard garden at the back half of the building provides additional modulation of the building mass as viewed from the south. As viewed from the east and west, the north portion of building Resolution No. 1950 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road November 10, 2015 – Page 8 of 22 is divided from the south portion of the building at the residential levels, providing a substantial break in the massing along the sides of the building. The large central plaza along Duarte Road provides a similar break in the massingas viewed from the north. The project is 40’-0” in height as measured from the Duarte Road grade level, with an additional 5’-0” tall parapet wall to extend above the upper level to provide a screenforthe rooftop mechanical equipment. The ground floor will be 16’-8” highas measured from grade along Duarte Road to the finish floor level of thesecond-story residential units,and increasesin height to20’-0” as measured from the rear alley elevation due to the natural north to south street grade. The ground floor walls will extend anadditional 3’-6” above this height to provide a railing for the second floor patios. The second and third floorswill extend10’-6”in heightas measured from floor tofloor. A 5’-0” high parapet wall extends above the upper level and provides a screen for rooftop mechanical equipment. The height is in compliance with the height limit forthe MU Zone, which is three stories and 40 feet, plus a 10-foot height allowance for rooftop equipment or appurtenances. The exterior of the ground floor commercial areas features brown-colored, 4” Norman Bronzestone brick veneerclad walls, powder coated gray recessed aluminum front glass windows and doorways, and gray metal awnings. The brick clad walls transition to a combination of brick and scored stucco colored to match the brick veneer along the sides and rear of the ground floor level. The residential levels have been designed to purposely appear distinct from the ground floor commercial and parking levels, yet also be complementaryin color and architectural style.Acombination of stucco and Hardie board siding is used for the exteriorwalls of the residential units, along with gray aluminum windowsand contemporary glass guardrails for the third floor balconies. A variety of muted colors are proposed for the residential facades to provide visual interest to these areas. As a condition of approval, staff is recommending that the gray stucco molding currently proposedabove the commercial level be revised to either a precast concrete molding or adecorative brick cap to match the brick veneer material of the ground floor. With this revision, staff is in favor of the architectural design of the building as proposed. New substantial landscaping is proposed along the perimeter of the property, including significant planters between the parking structure and First Avenue, and between the parkingstructure and the rear alley. Additional landscaping, decorative pavers, and outdoor seatingareproposed within the ground floor plaza area, and at the south perimeter of the mezzanine parking level. Substantial landscaping is also proposed on the second-floor residential level, which includes 138, 36-inch sweet bay trees in pots within the private and common patio areas. ParkingandTraffic The project will provide a total of 250 parking spaces: 110 spaces on the ground floor and mezzanine levels, and 140 spaces on one level of subterranean parking. The parking requirement for the project is 239 spaces: 146 spaces for the commercial component and 93 spaces for the residential component. Parking on the ground floor and mezzanine levels will be for commercial customer parking only. Employeeand residential parking will bereserved on the subterranean level. With a parking requirement of 239 spaces and 250 spaces provided, the project proposes a parking surplus of 11 spaces. Resolution No. 1950 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road November 10, 2015 – Page 9 of 22 A traffic impact study was prepared to evaluate the potential impacts of the traffic generated by the proposed mixed use project.The study included an analysis of 12 nearby intersections and eight roadway segmentsas depicted on the following maps: (Intersections Analyzed) (Roadway Segments Analyzed, shown in Blue) Resolution No. 1950 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road November 10, 2015 – Page 10of 22 The proposed project is expected to generate 336net new vehicle trips during the AM peak hour (i.e., the busiest 60minutes between 7:00 AM and9:00 AM) and 134net new trips during the PMpeak hour (i.e., the busiest 60 minutes between 4:00 PM and6:00 PM).Thetraffic impact study concluded that the increased trips are not projected toresult in any significant traffic impacts to the nearbyintersectionsor roadway segments. The City Engineer has reviewed the traffic impact study and is in agreement with the conclusions. The traffic impact study recommends that theDuarte Road entrance/exit be restricted to a right-in/right-out only. This is required as a condition of approval for the project. ENVIRONMENTAL ASSESSMENT Pursuant to the provisions of the California Environmental Quality Act (CEQA), the Development Services Department prepared anInitial Study/Mitigated Negative Declaration (IS/MND) for the proposed project(refer to Attachment No. 6). The project with the proposed mitigation measures will have less-than-significant impacts.A detailed review isincluded in the IS/MND. The mitigation measures and regulatory requirements have been added as conditions of approvalnos. 15 – 34for the project. The majority of the mitigation measures are standard regulatory requirementsfor any project of this size. Mitigation measures specific to this project have been addedto address traffic circulation and noise impacts to adjacent propertiesas listed below: Traffic The project driveway on Duarte Road shall be restricted to right-in/right-out. Noise Prior to issuance of grading and building permits for each phase of the project, the developer shall prepare a Construction Noise Control Plan and will submit the plan to the City Building Official, or designee for review and approval.The Noise Control Plan shall include various noise mitigation measures to minimize construction noise on adjacent residential properties (refer to Section 6 of the Initial Study for a detailed list of mitigation measures). Prior to issuance of a building permit for each phase, the developer shall demonstrate to the City Building Official, or designee that roof-mounted air conditioning units have been placed as farfrom the south property boundary as practical to minimize long- term noise impacts from AC units on adjacent residential properties. As anadditional noise mitigation measure, it isrecommended thata condition of approval requiring any AC units placed within 75 feet of the south property boundary be enclosed at the south, west, and east sides by noise reducing screen walls. Signs shall be posted at all loading and unloading docks prohibiting deliveries to the onsite commercial uses outside of the hours of 7:00 a.m. to10:00 p.m. This requirement will be included in the project’s Conditional Use Permit which may be revoked if posted delivery hours are not followed. Resolution No. 1950 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road November 10, 2015 – Page 11of 22 Refer to Section 6 of theIS/MNDand/or the conditions of approval section of this staff report for afulllist of environmental mitigation measures. PUBLIC NOTICE/COMMENTS On October 5, 2015, the developer sentnotification of the proposed projectto the surrounding residents,and made the notice available to the members of the existing health club – see Attachment No. 4. Public hearing notices for this item were mailed on October 6, 2015, to the property owners and tenants of those properties that are located within 300 feet of the subject property. Pursuant to the provisions of the California Environmental Quality Act (CEQA), the public hearing notice was published in the Arcadia Weekly on October 8, 2015, including the Notice of Intent to Adopt the Mitigated Negative Declaration, which was also filed with the Los Angeles County Recorder’s Office for the required 30-day posting on October 6, 2015. In accordance with Section 21091 of the California Environmental Quality Act (CEQA) and Section 15073 of the CEQA Guidelines, the Draft Initial Study/Mitigated Negative Declaration (IS/MND) was circulated for public review and comments for 30days fromOctober 6 to November 5,2015. These documents were made available at Arcadia City Hall and at the Arcadia Public Library. During this time period, public agencies, organizations, and the public in general were afforded the opportunity to review the Draft IS/MND, and submit written comments regarding the documents and the proposed project. Written commentswere received from the Los Angeles County Metropolitan Transportation Authority (MTA), the California Department of Fish and Wildlife, the California Department of Transportation (Caltrans), and the Los Angeles County Sanitation Districts – see Attachment No. 4. These comments will beaddressed and responded to in accordance withthe California Environmental Quality Act (CEQA) prior to theprojectbeing presented tothe City Council. Oneletter was received from a concernedneighbor aboutthe potential negative impacts due to the scaleand density of the design, the trafficandparking, and the types of businesses that will occupy the commercialspaces.The neighbor suggests a smaller project, or a residential-only project, with no underground parking – see Attachment No. 4. As of November 6, 2015, noadditional comments were received for this project. Resolution No. 1950 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road November 10, 2015 – Page 12of 22 RECOMMENDATION It is recommended that the Planning Commission adopt Resolution No. 1950 forwarding a recommendation to the City Council to approvethe project, applications, and Mitigated Negative Declaration, subject to the following conditions of approval: 1.The commercialuses shall not be open for business more than twenty (20) hours per day, nor anytime between 1:00 a.m. and 5:00 a.m.; otherwise a separate Conditional Use Permit shall be required. 2.Storage of bikes, toys, laundry, clothing, or any other types of storage is prohibited on any balcony or private patio area when said items are visiblefrom anypublic right-of- way. This requirement shall be included in the tenant lease agreements. 3.Outdoor seating along First Avenue shall be restricted to the area directly adjacent to the commercial space itself, and shall not extend in front of the parking structure. 4.On the final construction drawings, the gray stucco molding above the commercial level shall be revised to either a precast concrete molding or a decorative brick cap to match the brick veneer material of the ground floor, subject to the review and approval of the Community Development Administrator, or designee. 5.The delivery hours for the commercial uses shall be limited to between 7 a.m. to 10 p.m., seven days a week. 6.Rooftop air conditioning units placed within 75 feet of the south property boundary shall beenclosed at the south, west, and east sides by noise reducing screenwalls, subject to the review and approval of the Community Development Administrator, or designee. 7.The applicant/property owner shall pay the cost in its entirety for an independent contract planner/inspector to assist the City with the monitoring and reporting ofthe required mitigation measuresoutlined in the Mitigated Negative Declaration. The scope of work and selection of the contract planner/inspector shall be determined by the Development Services Department, and an agreement to engage and pay for the contract planner/inspector shall be executedprior to issuance of any building permits. 8.The applicant/property owner shall comply with all City requirements regarding building safety, fire prevention, detection, suppression, emergency access, public right-of-way improvements, parking, water supply and water facilities, sewer facilities, trash reduction and recycling requirements, and National Pollutant Discharge Elimination System (NPDES) measures to the satisfaction of the Building Official, Fire Marshal, Public Works Services Director and Development Services Director, or their designees. Compliance with these requirements is to be determined by having fully detailed construction plans submitted for plan check review and approval by the foregoing City officials and employees, and shall include, but shall not be limited to the following: Resolution No. 1950 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road November 10, 2015 – Page 13of 22 a.The Owner/Applicant will be required to pay a $125 map fee/final approval fee prior to approval of the Tract Map. b.Prior to approval of the Tract Map, submit a separate demolition and erosion control plan prepared by a registered civil engineer subject to the approval of the City Engineer, or designee. c. Prior to approval of the Tract Map and/or issuance of a Certificate of Occupancy for any portion of the building, the Owner/Applicant shall either construct or post security for all public improvements to be shown on Tentative Map 73453, and the following item(s): The Owner/Applicant shall remove and replace the existing sidewalk, curb and gutter along the property frontage of Duarte Road and First Avenue. The Owner/Applicant shall remove and replace the existing driveway approaches along the entire property frontageson Duarte Road and First Avenue as well as the alley approach on First Avenue. The Owner/Applicant shall reconstruct the curb ramp at the corner of Duarte Road and First Avenueto meet current ADA/accessibilitystandards. The Owner/Applicant shall remove and replace the existing asphalt alley and concrete ribbon gutter to the south of the parcel per City Standard from Property Line to Property Line. The Owner/Applicant shall identify on the Tract Map the relocation of any existing power poles. d.The Owner/Applicant shall submit a Grading Plan prepared by a registered civil engineer subject to the approval of the City Engineer, ordesigneeprior to issuance of a building permit. e.The Owner/Applicant shall permanently restrict the access at the project driveway on Duarte Road to a right-in/right-out driveway in accordance with the recommended circulation improvements identified in the Traffic Impact Analysis prepared by LSA Associates, Inc., dated September 2015. f.The Owner/Applicant shall designate the property frontage along Duarte Road as a, “No Parking Zone.” g.The Owner/Applicant shall submit a Standard Urban Stormwater Mitigation Plan in compliance with the City’s Low Impact Development Ordinance, subject to the approval of the City Engineer, ordesigneeprior to the issuance of a building permit. h.The Developer shall provide calculations to determine the maximumdomestic demand, maximum commercial demand, and maximum firedemand in order to verify the required water service size. Resolution No. 1950 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road November 10, 2015 – Page 14of 22 i.The Developer shall provide separate water services and meters forthe residential, commercial, irrigation and fire services. j.Domestic waterservice for the residential condominiums shall be provided bya common master meter installed within the public right-of-way. k. All fire services shallbe isolated from domestic water services with approved backflowprevention devices. l.A Water Meter Permit Application shall be submitted to the Public Works Services Department and approved by the Public Works Services Director, or designee prior to final plan check approval. m.New water service installations shall be by the Developer. Installationsshallbe according to the specifications of the Public Works ServicesDepartment, Engineering Section. Abandonment of existing waterservices, if necessary, shall be by the Developer, according to PublicWorks Services Department, Engineering Section specifications. n. Connection to the15" sewer, owned by the Sanitation Districts of Los Angeles County, in the First Avenue right-of-way shall require approval from the Sanitation Districts of Los Angeles County and anencroachment permit from the City. o.Existing palm trees in the parkway on Duarte Road and First Avenueshall remain.The Owner/Applicant shall remove the second tree southof Duarte Road on First Avenue with a permit from the Public WorksServices Department and replace it with one 24" box Queen Palm. p.The project is subject to the State Water Resources Control Board'sNPDES General Construction Permit requirements. The Owner/Applicant shall submit a Notice of Intent along with applicable fees to the State of California and shall prepare a Stormwater Pollution Prevention Plan. The City will not issue a grading permit until a Waste Discharge ID Number is furnished by the Owner/Applicant for this project. q.The project is subject to City of ArcadiaIndustrial Waste requirements. Prior to issuance of a building permit, the Owner/Applicant shall submit two sets of plumbing plansto the Public Works Services Department for their review and approval. Grease Interceptors shall berequired for all restaurant/café uses. r.The design of the project shall comply with the applicable California Residential Code and the City of Arcadia Construction Standards to the satisfaction of the City Building Official or designee. Detailed shoring plans shall be submitted to Building Services for review during the plan check process. s. All areas shall be fire sprinklered. The sprinkler systems servingcommercial areas and residential areas shall be segregated.The fire sprinkler system shall be monitored by a UL listed central station.Notification appliances shall be provided in all common areas andresidential areas. Resolution No. 1950 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road November 10, 2015 – Page 15of 22 t.Class I standpipes shall be provided inside stairwells 1, 2, and 3 on alllevels including the roof.Minimum 2A:1 OBC fire extinguishers shall be provided in all commercial/parking areas, and on the exterior of the ground floor of the residential areas. Maximum travel distance to any extinguisher shall be 75feet. u.Two new fire hydrants shall be provided adjacent to the project at the south side of Duarte Road, and two new fire hydrants shall be provided at the west side of First Avenue. v.AKnox boxes shall be provided adjacent to the Lobby area and outsidestairwells 1 and 3 with keys to all common areas and to the commercial units.Any automatic gates used in parking areas shall be equipped with a Knoxswitch. 9.Awater-efficient landscape and irrigation plan shall be submitted forplan check to Building Services. The plans shall include irrigation from the project site to landscaping within the public rights-of-way. 10.An exterior lighting and parking structure lighting plan and photometric study showing that light and glare will not exceed one foot-candle at any property line, shall be submitted to Planning Services for review and approval prior to issuance of a building permit. The approved lighting shall be installed prior to final inspection approval and occupancy. 11.Satellite dishes shall not be placed where they are visible from public rights-of-way. This requirement shall be included in the applicant’s tenant lease agreements. 12.The property owner/applicant shall provide trash collection services as often as necessary to ensure that there is no buildup of trash on the site or within the building. Trash placement outside of an authorized trash container is prohibited. Storage of trash bins or trash or recycling containers outside ofthe building for more than 18 hours is prohibited. 13.The applicant shall defend, indemnify, and hold harmless the City of Arcadia and its officials, officers, employees, and agents from and against any claim, action, or proceeding against the City of Arcadia, its officials, officers, employees or agents to attack, set aside, void, or annul any approval or conditional approval of the City of Arcadia concerning this project and/or land use decision, including but not limited to any approval or conditional approval of the City Council, Planning Commission, Modification Committee, or City Staff, which action is brought within the time period provided for in Government Code Section 66499.37 or other provision of law applicable to this project or decision. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project and/or land use decision and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officials, officers, employees, and agents in the defense of the matter. 14.Approval of GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453shall not be of effect unless on or before 30 calendar days after approval of this project, the Resolution No. 1950 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road November 10, 2015 – Page 16of 22 property owner/applicant has executed and filed with the Community Development Administrator or designee an Acceptance Form available from the Development Services Department to indicate awareness and acceptance of these conditions of approval. Mitigation Measures, Project Design Features and Regulatory Requirements as Conditions of Approval - The following conditions are found in the Mitigation Monitoring and Reporting Program (MMRP). They are recorded here to facilitate review and implementation. AES-1 15.Prior to issuance of a building permit, the applicant shall demonstrate that all project windows are glazed or otherwise treated to minimize glare on surrounding roads and properties, to the satisfaction of the Development Services Director or designee. BIO-1 16.Construction in either phase should not occur during the local nesting season (estimated February 1 to July 15). If any construction occurs during the nesting season, a nesting bird survey shall be conducted by a qualified biologist prior to the issuance of a grading permit or removal of any large trees on the existing property. If the biologist determines that nesting birds are present, an area of 100 feet shall be marked off around the nest and no construction activity can occur in that area during nesting activities. Grading and/or construction may resume in this area when a qualified biologist has determined the nest is no longer occupied and all juveniles have fledged. This measure shall be implemented to the satisfaction of the City Planning Services. CUL-1 17.If archaeological resources are discovered during project grading, work shall be halted in that area until a qualified archaeologist can be retained by the developer to assess the significance of the find. The project archaeologist shall observe the remaining earthmoving activities at the project site consistent with Public Resources Code Section 21083.2(b), (c), and (d). The monitor shall be equipped to record and salvage cultural resources that may be unearthed during grading activities. The monitor shall be empowered to temporarily halt or divert grading equipment to allow recording and removal of the unearthed resources. CUL-2 18.If paleontological resources (fossils) are discovered during project grading, work will be halted in thatarea until a qualified paleontologist can be retained to assess the significance of the find. The project paleontologist shall monitor remaining earthmoving activities at the project site and shall be equipped to record and salvage fossil resources that may be unearthed during grading activities. The paleontologist shall be empowered to temporarily halt or divert grading equipment to allow recording and removal of the unearthed resources. Any fossils found shall be evaluated in accordance with the CEQA Guidelines and offered for curation at an accredited facility approved by the City of Arcadia. Once grading activities have ceased or the paleontologist determines that monitoring is no longer necessary, monitoring activities shall be discontinued. This measure may be combined with CUL-1 at the discretion of the City Planning Services. Resolution No. 1950 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road November 10, 2015 – Page 17of 22 CUL-3 19.In the event of an accidental discovery or recognition of any human remains, California State Health and Safety Code § 7050.5 dictates that no further disturbance shall occur until the County Coroner has made the necessary findings as to origin and disposition pursuant to CEQA regulations and PRC § 5097.98. If human remains are found, the LA County Coroner’s office shall be contacted to determine if the remains are recent or of Native Americansignificance. Prior to issuance of a grading permit, the developer shall include a note to this effect on the grading plans for the project. GHG-1 20.To ensure that the proposed project complies with and would not conflict with or impedethe implementation of reduction goals identified in Assembly Bill 32, the Governor’s Executive Order S-3-05, and other strategies to help reduce greenhouse gases (GHGs) to the level proposed by the Governor, the project will implement a variety of measures that will reduce its GHG emissions. To the extent feasible, and to the satisfaction of the City of Arcadia, the following measures will be incorporated into the design and construction of the project (including specific building projects): Construction and Building Materials. Divert at least 50 percent of the demolished and/or grubbed construction materials (including, but not limited to, soil, vegetation, concrete, lumber, metal, and cardboard). Energy Efficiency Measures. Design all project buildings to exceed the California Building Code Title 24 energy standard by 10 percent, such as by installing energy- efficient heating and cooling systems, appliances and equipment, and control systems. Water Conservation and Efficiency Measures. Devise a comprehensive water conservation strategy appropriate for the project and its location. The strategy may include the following, plus other innovative measures that may be appropriate: Create water-efficient landscapes within the development. Install water-efficientirrigation systems and devices, such as soil moisture-based irrigation controls. Restrict watering methods (e.g., prohibit systems that apply water to non- vegetated surfaces) and control runoff. HAZ-1 21.During grading of the project site, including the subterranean parking structure, a hazardous waste monitor shall be present to determine if onsite soils contain contamination from local sources. If contamination is observed, the monitor shall be empowered to halt work in that area to determine the nature andextent of contamination. The monitor shall make arrangements as appropriate to safely remediate any contaminated materials including disposal by a certified contractor at an approved landfill. If no contamination is found, the monitor shall file a brief report with the City within 30 days of the completion of grading. This measure shall be implemented to the satisfaction of the City Planning Services. Resolution No. 1950 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road November 10, 2015 – Page 18of 22 HYD-1 22.Prior to issuance of a grading permit, the developer shall file a Notice of Intent (NOI) with the State Water Resource Control Board to be covered under the National Pollutant Discharge Elimination System (NPDES) General Construction Permit for discharge of storm water associated with construction activities. The project developer shall submit to the City the Waste Discharge Identification Number issued by the State Water Resource Control Board (SWRCB) as proof that the project’s NOI is to be covered by the GeneralConstruction Permit and has been filed with the SWRCB. This measure shall be implemented to the satisfaction of the City Engineer, ordesignee. HYD-2 23.Prior to issuance of a grading permit, the developer shall submit to the State Water Resource Control Board (SWRCB) and receive approval for a project-specific Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall include a surface water control plan and Erosion and Sediment Control Plan citing specific measures to control on-site and off-site erosion during the entire grading and construction period. In addition, the SWPPP shall emphasizestructural and nonstructural best management practices (BMPs) to control sediment and non-visible discharges from the site. BMPs to be implemented may include (but shall not be limited to) the following: Potential sediment discharges from the site may becontrolled by the following: sandbags, silt fences, straw wattles, fiber rolls, a temporary debris basin (if deemed necessary), and other discharge control devices. The construction and condition of the BMPs are to be periodically inspected by theState Water ResourcesControl Boardduring construction, and repairs are tobe made as required. Area drains within the construction area must be provided with inlet protection. Minimum standards are sandbag barriers, or two layers of sandbags with filter fabricover the grate, properly designed standpipes, or other measures as appropriate. Materials that have the potential to contribute non-visible pollutants to storm water must not be placed in drainage ways and must be placed in temporary storage containment areas. All loose soil, silt, clay, sand, debris, and other earthen material shall be controlled to eliminate discharge from the site. Temporary soil stabilization measures to be considered include: covering disturbed areas with mulch, temporary seeding, soil stabilizing binders, fiber rolls or blankets, temporary vegetation, and permanent seeding. Stockpiles shall be surrounded by silt fences and covered with plastic tarps. Implement good housekeeping practices such as creating a waste collection area, putting lids on waste and material containers, and cleaning up spills immediately. The SWPPP shall include inspection forms for routine monitoring of the site during the construction phase. Resolution No. 1950 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road November 10, 2015 – Page 19of 22 Additional required BMPs and erosion control measures shall be documented in the SWPPP. The SWPPP is tobe kept on site for the duration of project construction and shall be available to the State Water Resource Control Board for inspection. The developer and/or construction contractor shall be responsible for performing and documenting the application of BMPs identified in the project-specific SWPPP. Regular inspections shall be performed on sediment control measures called for in the SWPPP. Monthly reports shall bemaintained and available for City inspection. An inspection log shall be maintained for the project and shall be available at the site for review by the City and the State Water Resource Control Board as appropriate. HYD-3 24.Prior to issuance of a grading permit, the applicant shall prepare a Low Impact Development (LID) Plan and the site plans shall illustrate the various long-term water quality control features to be installed on this project consistent with the City’s LID Ordinance as codified in the City’s Municipal Code (MC) Section 8, Stormwater Management and Discharge Control, Sections 7810-7840. The LID Plan and site development plans shall incorporate the following Best Management Practices (BMPs) as outlined in MC Sections 7823 and 7828 as appropriate to control pollutant runoff and to reduce impacts to water quality to the maximum extent practicable: Divert roof runoff to landscaped areas before discharge. Divert surface flow to landscaped areas. Maximize permeable areas and minimize impermeable areas per City MC Section 7828(B). Retain stormwaterrunoff onsite per City MC Section 7828(C). Provide biofiltration or other appropriate onsite treatment for runoff that cannot be retained onsite per City MC Section 7828(C). Maximize interception and water conservation by planting native and/or drought- tolerant plants. Install an irrigation system and provide landscape maintenance to minimize water runoff. Provide regular mechanical sweeping of private streets and parking lots. Provide regular drainage facility inspection and maintenance per City LID guidelines. This measure shall be implemented to the satisfaction of the City Engineer, City Public Works Services Department, and City Planning Services as appropriate, consistent with the City’s LID Ordinance. Resolution No. 1950 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road November 10, 2015 – Page 20of 22 HYD-4 25.Prior to occupancy permit, the developer shall install an emergency sump- pump in the basement of the project. This sump-pump shall include an emergency generator or backup battery in case of power outages. The installation of the sump- pump shall be completed to the satisfaction of the City Engineer, or designee. NOI-1 26.Prior to issuance of grading and building permits for each phase of the project, the developer shall prepare a Construction Noise Control Plan and will submit the plantothe City for review and approval. The plan shall include but will not be limited to the following: During all project site excavation and grading on site, the project contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturers’ standards. The project contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the project site. The construction contractor shall locate equipment staging in areas that will create the greatest distance between construction-related noise sources and noise- sensitive receptors nearest the project site during all project construction. Temporary construction barriers with a minimum height of 8 feet shall be placed along the project’s southern and eastern property line during project construction. During all project site construction, the construction contractor shall limit all construction-related activities, including maintenance of construction equipment and the staging of haul trucks, to between the hours of 7:00 a.m. to 6:00 p.m. Monday through Friday and 8:00 a.m. to 5:00 p.m. on Saturday. No construction is permitted on Sundays and government code holidays. Prior to issuance of a grading or building permit, the developer shall prepare a haul route and staging plan for trucks hauling earth or construction materials from the project site to where this material will be disposed. The plan shall be reviewed and approved by the Arcadia Engineering Services before a grading or building permit is issued by the City. To the extent feasible, haul routes and truck staging areas shall not pass sensitive land uses or residential dwellings. The developer shall mail written notification to residential occupants within 300 feet of the project site at least 72 hours prior to initiation of demolition, grading, and excavation activities. This notification shall include a rendering of the project; a project description; the allowable construction hours; the duration of various demolition and construction activities; a description of noise reduction measures/requirements; a name and telephone number for local residents to call to submit complaints associated with construction noise. The notification shall be reviewed and approved by Planning Services prior to being mailed. In addition, a 16 square-foot developer-contractor sign with this information shall be posted on- site at both the Duarte Road frontage and at the First Avenue frontage. Resolution No. 1950 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road November 10, 2015 – Page 21of 22 NOI-2 27.Prior to the issuance of building permit for each phase, the developer shall demonstrate that all frontline bedrooms and living rooms along Duarte Road and First Avenue shall have air-conditioning to minimize noise impacts from Duarte Road and First Avenue. NOI-3 28.Prior to issuance of occupancy permits windows with sound transmission class 30 or higher shall be installed for bedrooms and living rooms along and within 50 feet of the Duarte Road right-of-way. NOI-4 29.Prior to issuance of a building permit for each phase, the developer shall demonstrate that roof-mounted air conditioning units have been placed as farfrom the south property boundary as practical to minimize long-term noise impacts from AC units on adjacent residential units. NOI-5 30.A Disclosure Statement shall be provided to future tenants or owners of the dwelling units on Duarte Road prior to the lease or purchase of these dwelling units. The Disclosure Statement shall state that due to the mixed use nature of the site, outdoor living areas such as balconies associated with these dwelling units that are directly fronting and exposed to traffic along Duarte Road would be exposed to excessive traffic noise levels. NOI-6 31.Signs shall be posted at all loading and unloading docks prohibiting deliveries to the onsite commercial uses outside of the daytime hoursof 7:00 a.m. to10:00 p.m. This requirement will be included in the project’s conditional use permit which may be revoked if posted delivery hours are not followed. TRA-1 32.Prior to issuance of a grading permit, the developer shall prepare a haul route plan for trucks hauling earth or construction materials from the project site to where this material will be disposed. The plan shall be reviewed and approved by the Arcadia Engineering Services before a grading or building permit is issued by the City, and the City has the ability to limit any hauling activity to off-peak hours. TRA-2 33.The developer shall notify the City a minimum of seven (7) days prior to the beginning of any earth moving and or truck hauling activities on the site. The City shall assess the roadway conditions along the haul route and the developer shall be responsible for any damages caused to the route during the hauling activities. The developer shall be responsible for repairing any damages identified by the City prior to occupancy of any part of the project. TRA-3 34.Prior to issuance of an occupancy permit, the developer shall be responsible for installing or causing the following circulation improvementto be constructedto the satisfaction of the City Engineer, or designee: Project Driveway 1/Duarte Road: Restrict access at the project driveway on Duarte Road toa right-in/right-out driveway. Resolution No. 1950 GPA 15-01, ZC 15-01, ADR 14-23, CUP 15-02, TTM 73453 56 E. Duarte Road November 10, 2015 – Page 22of 22 PLANNING COMMISSION ACTION Recommendation for Approval If the Planning Commission intends to recommend approvalof the proposed projectto the City Council, the Commission should approve a motionto recommend approval of General Plan Amendment No. GPA 15-01, Zone Change No. ZC 15-01, Architectural Design Review No. ADR 14-23, Conditional Use Permit No. CUP 15-02, Tentative Tract Map No. TTM 73433, and the Mitigated Negative Declaration, andstating that the proposal satisfies the requisite findings, and adopt the attached Resolution No. 1950that incorporates the requisite environmental documents, findings,and the conditions of approval as presented in this staff report, or as modified by the Commission. Recommendation for Denial If the Planning Commission intends to recommend denialof the proposed projectto the City Council,the Commission should approve a motionthat recommendsdenial ofGeneral Plan Amendment No. GPA 15-01, Zone Change No. ZC 15-01, Architectural Design Review No. ADR 14-23, Conditional Use Permit No. CUP 15-02, Tentative Tract Map No. TTM 73433,and/or the Mitigated Negative Declaration, and statingthe finding(s) that the proposal does not satisfy with reasons based on the record, and direct staff to prepare a resolution for adoption at the next meeting that incorporates the Commission’s recommendation, findings, and comments If any Planning Commissioner, or other interested party has any questions or comments regarding this matter prior to the November 10, 2015, Planning Commission meeting, please contact Management Analyst, Tim Schwehr by calling (626) 574-5409, or by email toTSchwehr@ArcadiaCA.gov. Approved: Attachment No. 1:Resolution No. 1950 Attachment No. 2:Aerial Photo with Zoning Information & Photos of Subject Property and Vicinity Attachment No. 3:Architectural Plans,Renderings,and Tentative Tract Map Attachment No. 4:Public & Agency Comments,and Notification Letter by Applicant Attachment No. 5:Study Session Minutes&Design Concept Plans; November 5, 2013& August 19, 2014 Attachment No. 6: Draft Initial Study/Mitigated Negative Declaration(IS/MND)dated September 2015 Link to IS/MND Technical Studies: https://www.dropbox.com/sh/03fizalmmcsruyd/AACvWl3_elLjngjQrTQlarQqa?dl=0 Attachment No.9 Draft Initial Study/Mitigated Negative Declaration (IS/MND) dated September 2015, and Mitigated Monitoring and Reporting Program (MMRP) dated November 2015 Attachment No. 9 PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT PROJECT CITY OF ARCADIA INITIAL STUDY/ MITIGATED NEGATIVE DECLARATION General Plan Amendment No. GPA 15-01 Zone Change No. ZC 15-01 September 30, 2015 PlanningStaff Review Lead Agency: City of Arcadia 240 West Huntington Drive Arcadia, CA 91006 Prepared by: LSA Associates, Inc. 1500 Iowa Avenue, Suite 200 Riverside, CA 92507 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT CONTENTS IS NITIAL TUDY SECTION 1BACKGROUND ................................................................................... 1 1.1SUMMARY .................................................................................................. 1 1.2INTRODUCTION ......................................................................................... 1 SECTION 2PROJECT DESCRIPTION...................................................................... 2 2.1PROJECT BACKGROUND .............................................................................. 2 2.2PROJECT CHARACTERISTICS ....................................................................... 2 2.3REGULATORY REQUIREMENTS, PERMITS, AND APPROVALS ........................ 16 SECTION 3ENVIRONMENTAL DETERMINATION .................................................. 17 3.1ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED ................................. 17 3.2DETERMINATION...................................................................................... 17 SECTION 4ENVIRONMENTAL CHECKLIST AND DISCUSSION ................................ 18 I.AESTHETICS ............................................................................................ 18 II.AGRICULTURE RESOURCES ....................................................................... 20 III.AIR QUALITY ............................................................................................ 22 IV.BIOLOGICAL RESOURCES .......................................................................... 27 V.CULTURAL RESOURCES ............................................................................. 29 VI.GEOLOGY AND SOILS ............................................................................... 31 VII.GREENHOUSE GAS EMISSIONS .................................................................. 34 VIII.HAZARDS AND HAZARDOUS MATERIALS .................................................... 37 IX.HYDROLOGY AND WATER QUALITY ........................................................... 40 X.LAND USE AND PLANNING ........................................................................ 47 XI.MINERAL RESOURCES ............................................................................... 48 XII.NOISE ..................................................................................................... 49 XIII.POPULATION AND HOUSING ..................................................................... 56 XIV.PUBLIC SERVICES ..................................................................................... 58 XV.RECREATION ............................................................................................ 58 XVI.TRANSPORTATION/TRAFFIC ...................................................................... 59 XVII.UTILITIES AND SERVICE SYSTEMS ............................................................ 69 XVIII.MANDATORY FINDINGS OF SIGNIFICANCE ................................................. 72 SECTION 4LIST OF PREPARERS ........................................................................ 74 4.1LSA ASSOCIATES, INC. ............................................................................. 74 4.2CITY OF ARCADIA .................................................................................... 74 SECTION 5REFERENCES ................................................................................... 75 SECTION 6SUMMARY OF MITIGATION MEASURES .............................................. 79 i PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY APPENDICES (on CD) A Project Information B Air Quality/Greenhouse Gas Study C Traffic Impact Assessment D Noise Assessment LIST OF TABLES Table A: Short-Term Regional Construction Emissions ............................................... 23 Table B: Long-Term Regional Operational Emissions ................................................. 24 Table C: Construction LST Impacts .......................................................................... 25 Table D: Long-Term Operational LST....................................................................... 26 Table E: Greenhouse Gas Construction Emissions ..................................................... 35 Table F: Long-Term Operational Greenhouse Gas Emissions ...................................... 35 Table G: Vibration Source Amplitudes for Construction Equipment ............................. 54 Table H: Human Response to Different Levels of Ground-Borne Noise and Vibration.... 54 Table I: Project Trip Generation .............................................................................. 62 Table J: Existing Intersection LOS (TIA Table F) ....................................................... 63 Table K: Opening Year (2016) (TIA Table I) ............................................................. 64 Table L: Opening Year (2016) Cumulative Intersection LOS (TIA Ta .................. 65 Table M: Intersection LOS with Mitigation ................................................................ 67 LIST OF FIGURES Figure 1: Location and Surrounding Land Uses ........................................................... 3 Figure 2a: Site Plan.................................................................................................. 4 Figure 2b: Site Plan ................................................................................................. 5 Figure 2c: Site Plan .................................................................................................. 6 Figure 3: Site Photographs ....................................................................................... 7 Figure 4a: Elevations ............................................................................................. 11 Figure 4b: Elevations ............................................................................................. 12 Figure 5a: Renderings ............................................................................................ 13 Figure 5b: Renderings ............................................................................................ 14 Figure 5c: Renderings ............................................................................................ 15 Figure 6: Traffic Study Area .................................................................................... 61 ii PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY SECTION 1 BACKGROUND 1.1 SUMMARY Project Title: Pacific Plaza Arcadia Mixed Use Development Lead Agency Name and Address: City of Arcadia 240 West Huntington Drive Arcadia, CA 91006 Contact Person and Phone Number: Tim Schwehr, Management Analyst (626) 574-5409 Project Location: 56 East Duarte Road Pacific Plaza Arcadia LLC 1359 Bentley Court West Covina, CA 91791 General Plan Designation: Commercial (FAR 0.5) Zoning Designation: General Commercial (C-2) 1.2 INTRODUCTION The City of Arcadia was established in 1903 and is home to the f Park, the Los Angeles County Arboretum, and Arcadia County Park. The City covers approximately 11 square miles northeast of the City of Los Angeles at the west end of the San Gabriel Valley. The Pacific Plaza Arcadia Mixed Use Project includes 85,560 square feet of mixed use development on 1.66 gross acres located the southwest corner of Duarte Road and First Avenue. The project applicant, Pacific Plaza Arcadia LLC, proposes to build 37 condominium residential units and 19,360 square feet of commercial space including a restaurant and market. The project will provide housing, retail services, employment opportunities, and parking for both residential and commercial uses. The project consists of a three-story building plus a basement and mezzanine level. Access to the site would be from two driveways on the alley south of the project site and one driveway on Duarte Road. The project proposes a total of 250 parking spaces for employees, customers, and residents throughout the basement, mezzanine floors (240 spaces required). The project proposes to employ approximately 40 people. The site currently contains an existing fitness club and other strip commercial uses that will be demolished as part of project construction (23,744 square feet). The project site is surrounded by residential uses to the south and land use to the east, west, and north. 1 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY SECTION 2 PROJECT DESCRIPTION 2.1 PROJECT BACKGROUND The project site occupies approximately 1.66 acres and is locate56 East Duarte Road, Arcadia, California 91006. (APN) 5781-005-020. It is located in Township 1 North, Range 11 West (no section listed) and is at latitude 34 The project site generally slopes from the north to the south and is currently developed with a two- story building of approximately 23,744 square feet housing the Arcadia Fitness Sports Club with child care center, Café Maji, Le Spa, and All Professional Health Center. This building would be demolished as part of the project construction. The project so contains minimal landscaping and trees. The existing General Plan land use designation for the site is Commercial with a floor area ratio (FAR) of 0.5. Exi is C-2 General Commercial. The current General Plan land use and zoning for the site are both changing to Mixed Use (MU). The surrounding land uses to the north and west are generally designated as Commercial and are zoned as C-2 General Commercial. Figures 1 shows the location of the project site and surrounding land uses, Figure 2 shows the proposed site plan, and Figure 3 provides photographs of the project site and surrounding land uses. 2.2 PROJECT CHARACTERISTICS The proposed Pacific Plaza Arcadia Mixed Use Development project consists of a three story building plus a basement and mezzanine level. The Pacific Plaza Arcadia Mixed Use Development project proposes a total of 85,560 square feet for residential and commercial use. Divided between two floors, 64,700 square feet will be designated for residential use and 1,500 square feet for recreational space. The project will include a total of 37 residential condominium units, with 18 units located on the second floor and 19 units located on the third floor. The recreational space will also be on the second floor. An additional 19,360 square feet will be labeled for commercial uses including a market, café, and restaurant. The restaurants are located on the first floor and will include 9,820 square feet for a retail space (market), and 9,540 square feet for restaurant space (café and restaurant). The project will provide 7,450 square feet of open garden space within the residential area, 3,385 square feet of landscaped open space, and 4,255 square feet of private balcony open space. The project proposes a total of 250 parking spaces for employees, customers, and residents. Specific project includes 140 basement parking spaces, 61 ground floor parking spaces, and 49 mezzanine-floor joint parking spaces. The project proposes to employ approximatel40 people. Figure 4 shows the proposed project elevations and Figure 5 shows renderings of the proposed building. Grading for the project will require approximately 23,945 cubic yards of cut which will need to be exported to an appropriate site. 2 Regional Location äA !$^" Los Angeles County Project Area %(g& San Bernardino County !$a" %(g& %(l& KË !$`" !$`" !$`" q? ËA %(o& Riverside County l? !$^" S »A »A ! ! N PACIFIC OCEAN Orange County 01020 %(l& Miles FIGURE 1 ! Project Boundary 1 San Gabriel Valley Alliance Church S ! 2 76 Gas Station Pacific Plaza Arcadia ! ! N! Mixed Use Development 3 City of Arcadia Library Initial Study ! 4 Arcadia High School 0150300 ! 5 Santa Anita Golf Course Project Location and Feet Surrounding Land Uses SOURCE: USGS 7.5' Quads: El Monte (81), CA; Mt. Wilson ((81), CA I:\PAP1401\Reports\IS\fig1_RegLoc_LU.mxd (3/16/2015) PACIFIC PLAZA ARCADIA MIXED USE DEVELOPMENT INITIAL STUDY FIGURE 3 - SITE PHOTOGRAPHS A. Looking southeast towards the project site. B. Looking southwest towards the project site. C. Looking west along the southern boundary of the project site. D. Looking north from south of the project site near the apartme. E. Looking northwest from the southwestern portion of the projec F, Looking south from the northwest corner of the project site. G. Looking north from south of the project site and south of the H. Looking north from the northern boundary of the project site. PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY 2.3 REGULATORY REQUIREMENTS, PERMITS, AND APPROVALS The project applicant has applied for or will need the following discretionary approva from the City relative to this project: General Plan Amendment No. GPA 15-01; Zone Change No. ZC 15-01; Mitigated Negative Declaration in compliance with CEQA; Conceptual Review of the overall project site plan and visual renderings; Conditional Use Permit No. CUP 15-02; Architectural Design Review No. ADR 14-23; Tentative Tract Map No. TTM 73453; and Certificate of Demolition. Other non-discretionary actions anticipated to be taken by the City at the Staff level as part of the proposed project include: Approval of a Storm Water Pollution Prevention Plan (SWPPP) to m during construction (i.e., over the short-term) and a Standard Urban Stormwater Management Plan (SUSMP) to mitigate for post-construction runoff flows (i.e., over the long-term during project occupancy and operation). Building permit. The comprehensive building permit includes buil plumbing, mechanical, and electrical permits. Grading permit. Sewer connection permit. Development of the proposed Pacific Plaza Arcadia Mixed Use project may require the following permits and/or approvals from other responsible agenci A National Pollutant Discharge Elimination System permit from thal Water Quality Control Board - Los Angeles Region to ensure that construction site drainage velocities are equal to or less than the pre-construction conditions and downstream water quality is not harmed. 16 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY SECTION 4 ENVIRONMENTAL CHECKLIST AND DISCUSSION I.AESTHETICS Would the project: a) Have a substantial adverse effect on a scenic Less than Significant vista? Potentially with Less than Significant Mitigation Significant No Impact Incorporated Impact Impact I.a) The most prominent scenic resource that can be viewed from the proje Gabriel Mountains to the north. There are no other unique vistas or officially recognized scenic areas in the surrounding area. Tsite is currently developed with the Arcadia Fitness Sports Club which is a two-story building of approximately 23,744 square feet. South of the project site is a church and two-story apartment buildings. East of the project site is a gas station and single family residential homes. North and east of the site are single-story commercial buildings. The existing fitness center and surrounding buildings completely block views of the San Gabriel Mountains from the church and residential homes immediately south and southeast of the project site. Very limited views of the San Gabriel Mountain peaks are available from sidewalks and in the area roads. See Figure 2 for site photographs and existing views of the project area. The project would construct one building composed of a basement, a mezzanine, and three floors on the site. This would result in similar views compared to the existing site condition since views of the San Gabriel from residences south of the project site would continue to be blocked. The existing fitness center is approximately 35 feet high at its highest point, while the proposed mixed use building would be slightly higher at approximately 40 feet. Because the project building would be approximately the same height and mass as the existing building, it would block views from the surrounding areas to a similar degree. Therefore, impacts to scenic vista would be less than significant, and no mitigation is required. b) Substantially damage scenic resources, Less than Significant including, but not limited to, trees, rock Potentially with Less than outcroppings, and historic buildings within a Significant Mitigation Significant No Impact Incorporated Impact Impact state scenic highway? I.b) The project site and surrounding area does not contain any designated scenic highways. The nearest designated State scenic highway is the Angeles Crest6 miles away. Therefore, the project will not significantly damage any scenic resources within a state scenic highway, and no mitigation is required. 18 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY c) Substantially degrade the existing visual Less than Significant character or quality of the site and its Potentially with Less than surroundings? Significant Mitigation Significant No Impact Incorporated Impact Impact I.c) The project proposes to demolish the existing 2-story fitness building and construct a three-story mixed-use residential and commercial building with a height of 40 feet. During construction, people travelling on area roads and at nearby land uses would have views of the project site in various stages of site preparation and construct . In addition, construction and fencing are temporary conditions. Therefore, the impact is considered temporary and less than significant, and no mitigation is required. The proposed project will be a similar height compared to the existing fitness center and would be to scale with existing retail and commercial buildings within the immediate area. The existing apartments south of the site currently have a view of t which consists of a solid concrete wall (see Figure 2). The rendthe proposed project (Figure 5) show the project have an articulated design that feat and balconies. This style of design creates an appearance that the building is lower in height than it actually is and is generally found to be aesthetically appealing compared to a solid block wall. The project will also increase landscaping compared to the common garden area. The project is not expected to detract from the planned visual q the immediate neighborhood, or from any residential neighborhoods to the dista project site. Therefore, the proposed project will not signific character or affect the visual quality of the site and its surrolong term, and no mitigation is required. d) Create a new source of substantial light or Less than Significant glare, which would adversely affect daytime Potentially with Less than or nighttime views in the area? Significant Mitigation Significant No Impact Incorporated Impact Impact I.d) The existing building does not cause a substantial amount of gla minimal number of existing windows and limited on-site night lighting. The project site is surrounded by major roadways, residential and commercial uses, ahts that produce an amount of light typical of urban areas. Substantial sources of night lighting in the area include the Arcadia High School football and baseball fields located wes. Similar to the existing site condition, the proposed project would include parking lights, streets lights, interior lighting from the market, café, & restaurant, and residential interior lighting of the top two floors. The proposed project design contains more windows than the existing development which would potentially produce more light and glare than existing conditions. However, the proposed project will be required to be consistent with State Title 24) and City Municipal Code lighting requirements.the project is not expected to create sources of lighting that will be substantially greater than the existing urban lighting 19 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY conditions, the project could have substantial glare impacts and the following mitigation is recommended. Mitigation Measures AES-1 Prior to issuance of a building permit, the applicant shall demonstrate t project windows are glazed or otherwise treated to minim surrounding roads and properties, to the satisfaction of Development Services Director or designee. In summary, the proposed project will increase ambient lighting levels and glare from the project site, but will not significantly change night time views of the area. These changes not expected to result in significant adverse impacts to nighttime views in the area mainly due to visual conditions that already exist in the project area and recommended mitigation measure for potential glare impacts. II. AGRICULTURE RESOURCES In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaltion and Site Assessment Model (1997) prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to f resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestryding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest protocols adopted by the California Air Resources Board. Would the project: a) Convert Prime Farmland, Unique Farmland, Less than Significant or Farmland of Statewide Importance Potentially with Less than (Farmland), as shown on the maps prepared Significant Mitigation Significant No Impact Incorporated Impact Impact pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? II.a) The project site is primarily covered at present by impervious man-made surfaces. In addition, the Farmland Mapping and Monitoring Program (FMMP) does not designate any land in the City of Arcadia or the surrounding areas as Prime FarmlanUnique Farmland, or Farmland of Statewide Importance. Therefore, no impact to farmland would occur and no mitigation is required. b) Conflict with existing zoning for agricultural Less than Significant use, or a Williamson Act contract? Potentially with Less than Significant Mitigation Significant No Impact Incorporated Impact Impact 20 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY II.b) There is no agricultural use zoning or Williamson Act contracts in the City of Arcadia. Therefore, there will be no impacts in this regard and no mitigation is required. c) Conflict with existing zoning for, or cause Less than Significant rezoning of , forest land (as defined in Public Potentially with Less than Resources Code section 12220(g)), Significant Mitigation Significant No Impact Incorporated Impact Impact timberland (as defined by Public Resources Code section 4526, or timberland zoned Timberland Production (as defined by Government Code section 51104 (g))? II.c) The site is almost completely covered by man-made impervious surfaces (e.g., buildings and parking lots) at present. The City of Arcadia has no timberland or timberland production land, and has no property zoned for forest land. There is no farmland in the City of Arcaso the project will not convert farmland to non-agricultural use, and there are no impacts in this regard and no mitigation is required. d) Result in the loss of forest land or Less than Significant conversion of forest land to non-forest use? Potentially with Less than Significant Mitigation Significant No Impact Incorporated Impact Impact II.d) As outlined in II.c above, the proposed development will not result in the loss of forest land or conversion of forest land to non-forest use. Therefore, there is no impact and no mitigation is required. e) Involve other changes in the existing Less than Significant environment which, due to their location or Potentially with Less than nature, could result in conversion of Significant Mitigation Significant No Impact Incorporated Impact Impact Farmland, to non-agricultural use or conversion of forest land to non-forest use? II.e) As outlined in II.c above, there is no farmland in the City of Arcadia. Therefore, the project would not convert farmland to non-agricultural use and there is no impact. No mitigation is required. 21 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY III.AIR QUALITY Where available, the significance criteria established by the ap or air pollution control district may be relied upon to make the the project: a) Conflict with or obstruct implementation of Less than Significant the applicable air quality plan? Potentially with Less than Significant Mitigation Significant No Impact Incorporated Impact Impact III.a) LSA Associates, Inc. (LSA) prepared a detailed assessment of air quality impacts and the project traffic impact analysis for the proposed project based on the project development characteristics (LSA 2015)(Appendix B). The Air Quality Management Plan (AQMP) for the South Coast Air Basin (Basin) sets forth a comprehensive program compliance with federal and state air quality standards. Air qua the South Coast Air Quality Management District (SCAQMD). The AQMP control measu related emission reduction estimates are based upon emissions pr development scenario derived from land use, population, and empl defined in consultation with local governments. Accordingly, conformance wi development projects is determined by demonstrating compliance w and/or population projections. The proposed project involves the construction and occupancy of 85,560 square feet of mixed use commercial and residential space on 1.66 acres of land. The project would also involve the demolition of the existing Arcadia Fitness Sports Club with child care center, Le Spa, Café Maji, and All Professional Health Center, within the 23,744 square feet of building. As outlined in Section X, , the proposed project requires a General Plan Amendment and Zone Change from commercial uses to mixed-use development. While the project is not consistent with existing land use and zoning designations, the proposed land use change would represent only an incremental increase in emissions compared to existing land use. According to the significant projects include large development such as airports, electrical generating facilities, petro water ports, and solid waste disposal sites. Under this definiti, the project is not considered a significant project due to its limited size. In addition, as shown in Tables A-D the project would result in short-term construction and long-term pollutant emissions that are less than the CEQA significance emissions thresholds established by the SCAQMD. Thewould not result in an increase in the frequency or severity of any air quality standards violation and will not cause a new air quality standard violation. For these reason with or obstruct implementation of air quality plans, and no mitigation is required. 22 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY b) Violate any air quality standard or contribute Less than Significant substantially to an existing or projected air Potentially with Less than quality violation? Significant Mitigation Significant No Impact Incorporated Impact Impact III.b) The following analysis analyzes both short-term impacts caused by construction activities and long-term impacts caused by occupancy and operation of the project as Short-Term Impacts Grading and other construction activities would result in combustion emissions fro-duty construction vehicles, haul trucks, and vehicles transporting cos. Exhaust emissions during these construction activities will vary daily aevels change. The grading and demolition phases of construction repres construction period during which daily emissions would be at their greatest level, based on the potential amount of equipment and duration of use. The other contion phases would not result in any greater construction emissions due to less equipme construction duration. Construction-related impacts also include demolition of the existing building and excavation for the underground parking. Table A below provides estimate of the short-term construction emissions from the proposed project. Table A: Short-Term Regional Construction Emissions Total Regional Pollutant Emissions (lbs/day) Construction Fugitive Exhaust Fugitive Exhaust Phase VOC NO CO SO COe PM PM PM PM X22 10102.52.5 Demolition 3.1 30 24 0.030 0.70 1.8 0.13 1.7 3,100 Site Preparation 2.5 26 17 0.018 2.40 1.4 1.2 1.3 1,900 Grading 2.6 30 22 0.039 2.4 1.3 1.1 1.2 4,000 Building Construction 3.5 21 18 0.028 0.42 1.4 0.11 1.3 2,600 Architectural Coating 4.9 2.4 2.4 0.004 0.078 0.2 0.021 0.2 370 Paving 1.2 12 9.8 0.015 0.15 0.73 0.039 0.68 1,500 Peak Daily 8.5 30 24 0.032 3.8 2.5 3,100 SCAQMD 75 100 550 150 150 55 Thresholds No Threshold Significant No No No No No No Emissions? Source: LSA Associates, Inc. (July 2015). Note: Peak daily emissions are based on a worst-case assumption that the Building Construction and Architectural Coating phases would overlap. CO = carbon monoxide PM = particulate matter less than 2.5 microns in size 2.5 CO = carbon dioxide PM = particulate matter less than 10 microns in size 210 CO = carbon dioxide equivalent SCAQMD = South Coast Air Quality Management District 2e lbs/day = pounds per day SO = sulfur oxides x NO = nitrogen oxides VOC = volatile organic compounds x 23 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY Currently, the Basin is designated as a nonattainment area for o, and PM. Project 102.5 construction will be required to comply with regional fugitive d Rule 403) that assist in reducing short-term air pollutant emissions. The purpose of SCAQMD Rule 403 is to reduce the amount of particulate matter in the atmosphere resulting from man- made fugitive dust sources. Among the requirements under this ru controlled so that the presence of such dust does not remain vis the property line of the emission source. This is achieved by requiring actions to prevent, reduce, or mitigate dust emissions. Adherence to Rule 403 is a s construction activity occurring within the Basin. As depicted in Table A, construction emissions would not exceed regional thresholds, so impacts are less than significant and no mitigation is required. Long-Term Impacts Long-term air pollutant emission impacts result from stationary sourc involving any project-related changes. The project would result in an increase of 64,700 square feet of residential space plus an additional 19,360 square feet of commercial retail space. Thus the project would result in net increases in both stationary and mobile source emi stationary source emissions would come from the use of consumer products, landscape equipment, general energy, and solid waste, while trip generation factors were taken from the ITE and the traffic impact analysis prepared by for the proposed project by LSA (Appendix C). The long-term operational emissions associated with the proposed project, calculated using the CalEEMod 2013.2.2 model are shown in Table B. The air quality study shows that the increase of all criteria pollutants as a result of the proposed project would be less than the applicable SCAQMD daily emission threshol-related long-term air quality impacts would be less than significant, and no mitigation is required. Table B: Long-Term Regional Operational Emissions Pollutant Emissions (lbs/day) Source VOC NO CO SO PM PM XX102.5 Area Sources 1.5 0.037 3.1 0.00016 0.066 0.066 Energy Sources 0.088 0.79 0.61 0.0048 0.061 0.061 Mobile Sources 15 29 130 0.20 14 3.9 Total Project Emissions 17 30 130 0.20 14 4.0 SCAQMD Thresholds 55 55 550 150 150 55 Significant? No No No No No No Source: LSA Associates, Inc. (May 2015). CO = carbon monoxide PM = particulate matter less than 10 microns in size 10 CO = carbon dioxide SCAQMD = South Coast Air Quality Management 2 lbs/day = pounds per day District NO = nitrogen oxides SO = sulfur oxides xx PM = particulate matter less than 2.5 microns in VOC = volatile organic compounds 2.5 size 24 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY c) Result in a cumulatively considerable net Less than Significant increase of any criteria pollutant for which the Potentially with Less than project region is non-attainment under an Significant Mitigation Significant No Impact Incorporated Impact Impact applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? III.c) The majority of the project-related operational emissions would be due to vehicle trips to and from the new project building. The previous Tables A and B indicate that all emissions of criteria pollutants from the proposed project would be less than the applicable SCAQMD thresholds, therefore, no significant impacts would occur and no mitigation is required. d) Expose sensitive receptors to substantial Less than Significant pollutant concentrations? Potentially With Less than Significant Mitigation Significant No Impact Incorporated Impact Impact III.d) Localized Significance Thresholds (LSTs) represent the maximum emissions from a project that would not result in an exceedance of the national or state ambient air qua standards. LSTs are based on the ambient concentrations of that source receptor area (SRA) and the distance to the nearest sensit, the appropriate SRA is the East San Gabriel Valley according to the project air quality analysis (LSA August 2015) included in Appendix B of this report. Short-Term LST Impacts As previously described, it is expected that construction would in one phase, and less than 5 acres would be actively worked on during any given day. The closest sensitive receptors to the site are residences located immediately south of the project site. Table C shows that emissions would not exceed LST thresholds and thus would not be significant or require mitigation. Table C: Construction LST Impacts Emissions Sources NO CO PM PM X102.5 On-site Emissions 28 21 3.7 2.4 LST Thresholds 115 841 6.3 4.3 Significant Emissions? No No No No Source: LSA Associates, Inc. (May 2015). SRA: East San Gabriel Valley, 1.66 acres, 80-foot distance CO = carbon monoxide NO = nitrogen oxides X lbs/day = pounds per day PM = particulate matter less than 2.5 microns in size 2.5 LST = local significance threshold PM = particulate matter less than 10 microns in size 10 25 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY Long-Term LST Analysis Long term proposed operational activities were calculated and co LSTs, which only includes on-site sources; however, the CalEEMod 2013.2.2 model outputs do not separate on-site and off-site emissions for mobile sources. For a worst-case scenario assessment, the emissions calculations included all on-site project-related stationary sources and 5 percent of the project-related new mobile sources, which is an estimate of the amount o project-related new vehicle traffic that would occur on site. Considering the total trip length included in the CalEEMod 2013.2.2 model, the 5 percent assumptio in Table D, the calculations determined that the operational emission rate the LST thresholds for the closest sensitive receptors. Therefore, the proposed operatio activity would not result in a localized significant air quality Table D: Long-Term Operational LST Emissions Sources NO CO PM PM X102.5 On-site emissions 1.5 9.6 0.77 0.26 LST Thresholds 115 841 2.0 1.7 Significant Emissions? No No No No Source: LSA Associates, Inc. (May 2015). SRA: East San Gabriel Valley, 1.66 acres, 80-foot distance, on-site traffic 5 percent of total CO = carbon monoxide PM = particulate matter less than 2.5 microns in size 2.5 lbs/day = pounds per day PM = particulate matter less than 10 microns in size 10 NO = nitrogen oxides SRA = State Recreation Area X e) Create objectionable odors affecting a Less than Significant substantial number of people? Potentially With Less than Significant Mitigation Significant No Impact Incorporated Impact Impact III.e) Project construction will generate limited odors over the short-term, mainly fumes from gasoline- and diesel-powered construction equipment. These odors would be temporary a likely to be noticeable beyond the project limits. The painting asphalt surfaces may also create odors. SCAQMD Rule 1113 outlines standards for paint applications, while Rule 1108 identifies standards regarding the Adherence to the standards identified in these SCAQMD Rules woul impacts to a less than significant level, and no mitigation is required. Land uses generally associated with long-term objectionable odors include agricultural uses, wastewater treatment plants, food processing plants, chemical pl refineries, landfills, dairies, and fiberglass molding facilities. Although there will be food establishments onsite as a part of the proposed project, this is food establishments are required to adhere to AQMD permitting re adherence of these permits the proposed project would not generate long-term objectionable odors. Because the project would not involve any substantial sho-term or long-term sources of odors, impacts are considered less than significant and no mitigis required. 26 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY IV. BIOLOGICAL RESOURCES Would the project: a) Have a substantial adverse effect, either Less than Significant directly or through habitat modifications, on Potentially With Less than any species identified as a candidate, Significant Mitigation Significant No Impact Incorporated Impact Impact sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? IV.a) The proposed project site is located on an urban infill site tha vegetation and supports limited wildlife species, mainly those t activity including ground squirrels, rodents, and song birds such as meadow chickadees, and mockingbirds. The existing landscaping on the prmaturing ornamental trees and shrubs on the northern and eastern boundariite and directly in front of the existing building. Palm trees are also Migratory and raptorial birds are covered by the Migratory Bird Treaty Act, and may be impacted by project construction if birds or nests are present during grading or tree removal. Potential impacts to nesting birds are considered potentially si Mitigation Measures BIO-1 Construction in either phase should not occur during the local nesting season (estimated February 1 to July 15). If any construction occurs during the nesting season, a nesting bird survey shall be conducted by a qualified the issuance of a grading permit or removal of any large trees o property. If the biologist determines that nesting birds are present, an area of 100 feet shall be marked off around the nest and no construction occur in that area during nesting activities. Grading and/or con resume in this area when a qualified biologist has determined the nest is no longer occupied and all juveniles have fledged. This measure shall be implemented to the satisfaction of the City Planning Division. With implementation of Mitigation Measures BIO-1 no significant impacts on biological resources are expected to occur from project implementation. b) Have a substantial adverse effect on any Less than Significant riparian habitat or other sensitive natural Potentially with Less than community identified in local or regional Significant Mitigation Significant No Impact Incorporated Impact Impact plans, policies, regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? IV.b) The project site does not contain any designated riparian habitat or other sensitive natural communities. The site is completely developed with man-made improvements and landscaping, and does not contain any natural drainages or riparian vegetation. T there are no impacts in this regard, and no mitigation is required. 27 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY c) Have a substantial adverse effect on Less than Significant federally protected wetlands as defined by Potentially with Less than Section 404 of the Clean Water Act Significant Mitigation Significant No Impact Incorporated Impact Impact (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? IV.c) The project site and immediate surrounding area are completely developed with man- made improvements and do not contain any natural drainages, federally protected wetlands, or any biological resources that would be under the jurisdiction of federal or state resource agencies. Therefore, there are no impacts in this regard, and no mitigation is required. d) Interfere substantially with the movement of Less than Significant any native resident or migratory fish or Potentially with Less than wildlife species or with established native Significant Mitigation Significant No Impact Incorporated Impact Impact resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? IV.d) There are no known native resident or migratory fish or wildlife Arcadia. The site also does not contain any vegetation other than a few landscaped orna trees, which provide minimal biological resource value. The site features that would support fish or other wildlife, nor does it would assist any species that are migrating or native wildlife raisingMitigation Measures BIO-1 address impacts to nesting birds (under the Migratory Bird Tre implementation of these measures, there will be no significant impacts in this regard, and no additional mitigation is required. e) Conflict with any local policies or ordinances Less than Significant protecting biological resources, such as a Potentially With Less than tree preservation policy or ordinance? Significant Mitigation Significant No Impact Incorporated Impact Impact IV.e) The City of Arcadia does have a Tree Preservation ordinance that includes the protection of sycamore trees and oak trees. There are no oak or sycamore trees on the proposed project site, and there are no protected species proximate to the site on adjacent properties or in City rights-ofway. However, there are some sycamore trees on private property and in City rights-of-way in the neighborhoods to the south and east, but the project is not expected to conflict with this or any other local policies or ordinances protecting biological resources. Since there are no impacts, no mitigation is required. 28 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY f) Conflict with the provisions of an adopted Less than Significant Habitat Conservation Plan, Natural Potentially with Less than Community Conservation Plan, or other Significant Mitigation Significant No Impact Incorporated Impact Impact approved local, regional, or state habitat conservation plan? IV.f) The project site is not covered by any adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other local, regional, or state habitat conservation plan. Therefore, there will be no impacts in this regard, and no mitigation is required. V. CULTURAL RESOURCES Would the project: a) Cause a substantial adverse change in the Less than Significant significance of a historical resource as defined Potentially with Less than in §15064.5? Significant Mitigation Significant No Impact Incorporated Impact Impact V.a) The Arcadia Fitness Sports Club, an existing 2-story building with 23,744 square feet, is located on the project site. The on-site structure was built in 1978. Because the existing structure is younger than 50 years old and does not meet the requirements of listing for either the State or National Register of Historic Places, it is not considered a historical resource. In addition, the City of Arcadia does not maintain a list of locall Therefore, the proposed project would not have a significant impact o no mitigation is required. b) Cause a substantial adverse change in the Less than Significant significance of an archaeological resource Potentially with Less than pursuant to §15064.5? Significant Mitigation Significant No Impact Incorporated Impact Impact IV.b) The project site has been completely disturbed by previous developme activity. Development of the proposed project is not expected to cause any significant impacts to archaeological resources on the site. However, it is still possible, though unlikely, that archaeological resources may be found during excavation of the pImplementation of Mitigation Measure CUL-1 below will help assure that impacts to unanticipated archaeological resources will be reduced to less than significant levels. CUL-1 If archaeological resources are discovered during project gradin halted in that area until a qualified archaeologist can be retai developer to assess the significance of the find. The project archaeologist shall observe the remaining earthmoving activities at the project site Public Resources Code Section 21083.2(b), (c), and (d). The moni equipped to record and salvage cultural resources that may be unearthed during 29 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY grading activities. The monitor shall be empowered to temporaril grading equipment to allow recording and removal of the unearthe c) Directly or indirectly destroy a unique Less than Significant paleontological resource or site or unique Potentially with Less than geologic feature? Significant Mitigation Significant No Impact Incorporated Impact Impact IV.c) The project site has been extensively disturbed in the past, and is currently covered with man-made structures and improvements. However, it is possible, though not likely, that megafaunal (ancient large mammal) or related paleontological resources may be found during excavation of the project site, since such resources have occasionally been found during excavations elsewhere in the LA Basin. To prevent impacts to unanticipated paleontological resources, the following mitigation is recommended. Mitigation Measures CUL-2 If paleontological resources (fossils) are discovered during pro will be halted in that area until a qualified paleontologist can assess the significance of the find. The project paleontologist shall monitor remaining earthmoving activities at the project site and shall be equipped to record and salvage fossil resources that may be unearthed during grading activities. The paleontologist shall be empowered to temporarily halt or divert grading equipment to allow recording and removal of the unearthed resources. Any fossils found shall be evaluated in accordance with the CEQA Guidelines and offered for curation at an accredited facility approved by the City of Arcadia. Once grading activities have ceased or the paleontologist determines that monitoring is no longer necessary, monitoring activities shall b This measure may be combined with CUL-1 at the discretion of the City Planning Division. Implementation of this measure will help assure there will be no significant impacts to unexpected paleontological resources or unique geological features from project construction. d) Disturb any human remains, including those Less than Significant interred outside of formal cemeteries? Potentially with Less than Significant Mitigation Significant No Impact Incorporated Impact Impact IV.d) The proposed project site does not contain any known human remains. However, there is always a small possibility that ground-disturbing activities during construction may uncover previously unknown buried human remains. Therefore, the following mitigation is recommended: 30 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY Mitigation Measures CUL-3 In the event of an accidental discovery or recognition of any hu California State Health and Safety Code § 7050.5 dictates that n disturbance shall occur until the County Coroner has made the necessary findings as to origin and disposition pursuant to CEQA regulations and PR If determine if the remains are recent or of Native American significance. Prior to issuance of a grading permit, the developer shall include a note the grading plans for the project. Implementation of this measure will help assure there will be no remains are found during project grading. VI. GEOLOGY AND SOILS Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as Less than Significant delineated on the most recent Alquist- Potentially With Less than Priolo Earthquake Fault Zoning Map Significant Mitigation Significant No Impact Incorporated Impact Impact issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic groundshaking? Less than Significant Potentially with Less than Significant Mitigation Significant No Impact Incorporated Impact Impact iii) Seismic-related ground failure, including Less than Significant liquefaction? Potentially with Less than Significant Mitigation Significant No Impact Incorporated Impact Impact iv) Landslides? Less than Significant Potentially with Less than Significant Mitigation Significant No Impact Incorporated Impact Impact 31 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY VI.a.i-iv) The Raymond Hill Fault Zone and the Sierra Madre Fault Zone are the only faults located in the City of Arcadia. The project site is underlined by extremely thick alluvial deposits that are subject to differential settlement during any intense shaking associated wi events, which can be expected for any location in Southern California. This can result in damage to property when an area settles to different degrees ovence. However, building design standards do significantly reduce the potential The proposed project site is not located within the boundaries of an rupture hazard as defined by the Alquist-Priolo Earthquake Fault Zoning Act of 1972 (CGS 2005), there are no known active or potentially active faults th, and the site is not located in an area with steep or unstable slopes. In addition, local groundwater is found at depths well in excess of 50 feet, so the potential for liquefaction is considered low. As part of its development revie the project to be built to withstand expected seismic groundshak conditions as outlined in the project geotechnical study (CGS 2005). Therefore, the project site is not expected to be subject to any significant impacts regardi groundshaking, ground failure, liquefaction, or landslides, and no mitigation is required. b) Result in substantial soil erosion or the loss of Less than Significant topsoil? Potentially with Less than Significant Mitigation Significant No Impact Incorporated Impact Impact VI.b) The proposed project site gently slopes to the south at a gradient of 1.4 percent with elevations ranging from 438 feet above mean sea level (amsl) at the north east corner sloping down to 433 feet amsl at the southwest corner. The site is currently covered over by buildings and mainly impervious surfaces and does not exhibit signs of erosion. Excavation and grading for the proposed project would temporarily expose some onsite soils to erosion from wind or water. However, the City will apply its standard erosion control meas approval, so these potential impacts would be less than significant. Development of the site would involve more than one acre, therefore, the proposed project is required to obtain a National Pollutant Discharge Elimination System (NPDES) permit. Water Pollution Prevention Plan (SWPPP) would also be required to address erosion and discharge impacts associated with grading of the site for development of the proposed project. The project site is underlain by Hanford Fine Sandy Loam (HF-2) soil which has a slight erosion hazard potential, so the proposed project is required to adhere to the requirements, obtain an NPDES permit, prepare a Standard Urban Stormwater Management Plan (SUSMP), and prepare an SWPPP. These actions are outlined in Mitigation Measures HYD-1 through HYD-3 in Section IX, . Compliance with these measures will reduce potential impacts associated with soil erosion hazards to less than significant levels. 32 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY c) Be located on a geologic unit or soil that is Less than Significant unstable, or that would become unstable as a Potentially with Less than result of the project, and potentially result in Significant Mitigation Significant No Impact Incorporated Impact Impact on-site or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? VI.c) little or no horizontal movement. Subsidence is caused by a vari but is not limited to, withdrawal of groundwater, pumping of oilnd gas from underground, the collapse of underground mines, liquefaction, and hydrocompaction. However, the City of Arcadia is located on an alluvial plain that is relatively flat Although the project site has a slight slope it is not severe enough the site to be subject to either onsite or offsite landslide hazards. There will be no significant impacts in this regard, an is required. d) Be located on expansive soil, as defined in Less than Significant Table 18-1-B of the Uniform Building Code Potentially with Less than (1994), creating substantial risks to life or Significant Mitigation Significant No Impact Incorporated Impact Impact property? VI.d) Expansive soils generally have a substantial amount of clay particles, which can give up water (shrink) or absorb water (swell). The change in the volume other loads placed on these soils. The extent or range of the sh amount and kind of clay present in the soil. The occurrence of these soils is often assoc with geologic units having marginal stability. Expansive soils c can occur in hillside areas as well as low-lying alluvial basins. The proposed project site and surrounding area are underlain by deep well-drained alluvial soils that have low to moderate expansion potential. The project will not have substantial risks to life or property related to expansive soils. Impacts in this regard will be less than significant, and no mit required. e) Have soils incapable of adequately supporting Less than Significant the use of septic tanks or alternative Potentially with Less than wastewater disposal systems where sewers Significant Mitigation Significant No Impact Incorporated Impact Impact are not available for the disposal of waste water? VI.e) The proposed project would be connected to the existing 8 inch sewer line in Duarte st Road or to the County sewer line in 1 Avenue, so no septic or alternative wastewater disposal systems are needed. Therefore, there will be no significant impacts in t 33 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY VII. GREENHOUSE GAS EMISSIONS Would the project: a) Generate gas emissions, either directly or Less than Significant indirectly, that may have a significant impact Potentially with Less than on the environment? Significant Mitigation Significant No Impact Incorporated Impact Impact VII.a) LSA Associates, Inc. (LSA) prepared a detailed assessment of air quality impacts including greenhouse gas emission impacts for the proposed proje development characteristics (LSA 2015)(Appendix B) and the project traffic impact analysis (LSA 2015)(Appendix C). During the construction of the project, expected equipment and vehicles will generate greenhouse gases in small amounts. There currently are no identi gas emissions. This section provides an analysis of greenhouse gissions associated with the proposed project. This analysis examines the short-term construction and long-term operational impacts of the proposed project as it relates to gre. A detailed assessment of project-related GHG emissions is included (Appendix B). Project-related emissions of GHGs have been modeled by including direct project vehicular traffic. Indirect emissions from electric powe energy used to provide water, and the processing of solid waste were accounted for ta account the nature of the project. The project would utilize qua natural gas, water and generate solid waste that will contribute, CH, and NO emissions. 242 The emissions of GHG resulting have been estimated using paramet California and the federal government. Calculation of Greenhouse Gas Emissions roject operation were estimated by using the CalEEMod 2013.2.2 computer model developed and maintained by the South Coast Air Quality Management District (SCAQMD). on-site equipment were estimated using the emission factors found on the SCAQMD website. The CalEEMod 2013.2.2 program estimates that the project would generate a total of 305 metric tons (MT) of COe GHGs during construction, as shown in Table E below. Also, Table F 2 shows, the project will produce 2,900 MT/year of COe, or 0.0029 million metric tons per year 2 (MMT/yr) of COe. For comparison, the existing emissions from the entire SCAG r 2 estimated to be approximately 176.79 MMT/yr of COe, and the existing emissions for the entire 2 State are estimated at approximately 496.95 MMT/yr of COe. The carbon dioxide, methane, 2 and nitrous oxide emissions that would be associated with the proposed project is less than 0.0000058 , methane, and nitrous oxide. According to the Air Quality Analysis, GHG emissions of 2,900 MT/yr of COe from the 2 proposed project expansion would be lower than the SCAQMD interi 34 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY threshold for commercial projects of 3,500 MT/yr of COe, and would also be below the 3,000 2 MT/year of CO2e of residential emissions. Table E: Greenhouse Gas Construction Emissions Total Regional Pollutant Emissions (MT/yr) Construction Phase CO2 CH4 N2O CO2e Demolition 2016 23 0.0058 0 28 Site Preparation 2016 1.6 0.00049 0 1.7 Grading 2016 62 0.00081 0 2.8 Building Construction 2016 130 0.043 0 240 Building Construction 2017 51 0.011 0 51 Architectural Coating 2016 26 0.0028 0 26 Architectural Coating 2017 7 0.00074 0 7 Paving - 2017 6.1 0.0018 0 6.2 Total 290 0.07 0 310 Source: LSA Associates, Inc. (July 2015). CH = methane MT/yr = metric tons per year 4 CO = carbon dioxide NO = nitrous oxide 22 COe = carbon dioxide equivalent 2 Table F: Long-Term Operational Greenhouse Gas Emissions Pollutant Emissions (MT/year) Bio- NBio- Total Source CO CO CO CH NO COe 222422 Construction Emissions 0 16 16 0.0024 0 16 amortized over 30 Years Operational Emissions Area Sources 0 9.5 9.5 0.00084 0.00016 9.6 Energy Sources 0 390 390 0.016 0.0057 390 Mobile Sources 0 2,400 2,400 0.15 0 2,400 Waste Sources 37 0 37 2.2 0 84 Water Usage 2.1 24 26 0.21 0.0053 32 Total Project Emissions 39 2,800 2,900 2.6 0.011 2,900 Source: LSA Associates, Inc. (May 2015). Note: Numbers in table may not appear to add up correctly due to rounding of all numbers to two significant digits. Bio-CO = biologically generated CO MT = metric tons 22 CH = methane NO = nitrous oxide 42 CO = carbon dioxide NBio-CO = Non-biologically generated CO 222 COe = carbon dioxide equivalent 2 35 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY The project air quality study concluded that the proposed SPSP p currently accepted state GHG strategies with implementation of the following mitigation: Mitigation Measures GHG-1 To ensure that the proposed project complies with and would not conflict with or impede the implementation of reduction goals identified in Assembly Bill S-3-05, and other strategies to help reduce greenhouse gases (GHGs) to t level proposed by the Governor, the project will implement a varie of measures that will reduce its GHG emissions. To the extent feasible, and to the satisfaction of the City of Arcadia, the fo measures will be incorporated into the design and construction of the project (including specific building projects): Construction and Building Materials Divert at least 50 percent of the demolished and/or grubbed construction materials (including, but not limited to, soil, veg concrete, lumber, metal, and cardboard). Energy Efficiency Measures Design all project buildings to exceed the California Building C Title 24 energy standard by 10 percent, such as by installing en- efficient heating and cooling systems, appliances and equipment, control systems. Water Conservation and Efficiency Measures Devise a comprehensive water conservation strategy appropriate for the project and its location. The strategy may include the following, plus other innovative measures that may be appropriate: Create water-efficient landscapes within the development. o Install water-efficient irrigation systems and devices, such as o soil moisture-based irrigation controls. Restrict watering methods (e.g., prohibit systems that apply o water to nonvegetated surfaces) and control runoff. With implementation of Mitigation Measure GHG-1 and compliance with existing regulatory requirements, the projectGHG emissions would be less than those expected for a BAU project and would not conflict with or impede implementation of reduction goals identified in AB 32, the -3-05, and other strategies to help reduce GHGs to the level would be less than significant. 36 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY b) Conflict with an applicable plan, policy or Less than Significant regulation adopted for the purpose of Potentially with Less than reducing the emissions of greenhouse gases? Significant Mitigation Significant No Impact Incorporated Impact Impact VII.b) The City of Arcadia has adopted policies greenhouse gas emissions in compliance with SB 375 and AB 32, to emissions to 1990 levels by 2020, and 80 percent below 1990 levels by 2050. also discusses an Energy Efficiency Plan that was not available at the time of this report. The project will be required to comply with these local GHG emission implementation of Mitigation Measure GHG-1, the proposed will less than significant project and cumulative impacts related to GHGs and global climate change. VIII. HAZARDS AND HAZARDOUS MATERIALS Would the project: a) Create a significant hazard to the public or Less than Significant the environment through the routine Potentially with Less than transport, use, or disposal of hazardous Significant Mitigation Significant No Impact Incorporated Impact Impact materials? VIII.a) The site currently contains an existing fitness center which does not contain any hazardous materials or facilities. The project proposes to develop a new three-story mixed-use development that is not expected to use or generate substantial hazardous materials. There would be an incremental impact in thithe proposed residential and commercial uses in the form of cleaning materials, but compliance with existing federal, state, and local laws/regulations regarding hazardous mwould help ensure that these impacts are less than significant, and no mitigation is re The immediate vicinity of the project site contains various ground- and aerial-mounted utility lines and transformers. At this time it is not clear whether construction of the project necessitate the relocation of these electrical lines and transformers. If relocation is necessary, the developer will coordinate with the appropriate utility comparelocate the utility lines to a more appropriate area. The project will not create any signifi mitigation is required. b) Create a significant hazard to the public or Less than Significant the environment through reasonably Potentially with Less than foreseeable upset and accident conditions Significant Mitigation Significant No Impact Incorporated Impact Impact involving the release of hazardous materials into the environment? 37 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY VIII.b) The proposed project site is located in Los Angeles County which counties that are found to have serpentine and ultramafic rock i potential risk for naturally occurring asbestos is small. As described above in VIII.a) the project does not include any hazardous uses. The project site is not listed on any Federal Superfund Sites (NPL), State Response Sites, Voluntary Cleanup Sites, School Cleanup Sites, Permitted Sites, or Corrective Action sites lists. According to the Department of Toxic Substances Control Envirost former World War I military airfield, was located 0.5 miles west military evaluation. In addition, Arcadia High School and Richard Henry Dan were subject to school investigation and no further action was rhe California State shows that the Union 76 service gas station st located adjacent to the project site, on the east side of 1 Avenue, is identified as a leaking underground storage tank (LUST) cleanup site. Also, adjacent north of the project site, on the north side or Duarte Road, is an Auto Repair Service Center. While the service center is not listed on any hazardous list, repair centers are at risk for soi oil spills or improper handling and disposal of automotive fluid shop are up-gradient of the project site. This means that it is possible onsite soi contamination from these local sources. This is a potentially si mitigation measure below is required. Mitigation Measures HAZ-1 During grading of the project site, including the subterranean parking structure, a hazardous waste monitor shall be present to determine if onsit contamination from local sources. If contamination is observed, be empowered to halt work in that area to determine the nature and extent of contamination. The monitor shall make arrangements as appropriate to safely remediate any contaminated materials including disposal by a cer at an approved landfill. If no contamination is found, the monitor shall file a brief report with the City within 30 days of the completion of grading shall be implemented to the satisfaction of the City Planning De. With implementation of the recommended mitigation measure, the poject will have less than significant impacts relative to reasonably foreseeable upset and accident conditions involving the release of hazardous materials c) Emit hazardous emissions or handle Less than Significant hazardous or acutely hazardous materials, Potentially with Less than substances, or waste within one-quarter mile Significant Mitigation Significant No Impact Incorporated Impact Impact of an existing or proposed school? VIII.c) Three schools are located within a quarter mile of the project sArcadia High School is located approximately 0.18 miles west of the project site (180 Campus Drive), Richard Henry Middle School is located approximately 0.25 miles st (1401 South 1 Avenue), and Arcadia Montessori School is also located 0.25 mile the project site (1406 South Santa Anita Avenue). Section VIII.a above indicates the 38 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY proposed project would not emit or produce any hazardous materia health hazard to the public or to students or staff at the above schools. Therefore, there would be no significant impact in this regard, and no mitigation d) Be located on a site which is included on a list Less than Significant of hazardous materials sites compiled Potentially with Less than pursuant to Government Code Section Significant Mitigation Significant No Impact Incorporated Impact Impact 65962.5 and, as a result, would it create a significant hazard to the public or the environment? VIII.d) The project site is not listed on the State Cortese List or any Federal Superfund Sites (NPL), State Response Sites, Voluntary Cleanup Sites, School Cle Corrective Action sites lists. Therefore, the project will have no impacts and no mitigation is required. e) For a project located within an airport land Less than Significant use plan or, where such a plan has not been Potentially with Less than adopted, within two miles of a public airport Significant Mitigation Significant No Impact Incorporated Impact Impact or public use airport, would the project result in a safety hazard for people residing or working in the project area? VIII.e) The proposed project site is not located within an airport land use plan or within two miles of a public airport or public use airport because the closest airport is El Monte Airport which is approximately 3 miles away from the project site. The project would not create any airport-related safety hazards for people working or living at the proposed project site. Therefore, the project will have no impacts related to airport activity, and no mitigati required. f) For a project within the vicinity of a private Less than Significant airstrip, would the project result in a safety Potentially with Less than hazard for people residing or working in the Significant Mitigation Significant No Impact Incorporated Impact Impact project area? VIII.f) There are no private airstrips within 2 miles of the project site, so there will be no impacts in this regard, and no mitigation is required. g) Impair implementation of or physically Less than Significant interfere with an adopted emergency Potentially with Less than response plan or emergency evacuation plan? Significant Mitigation Significant No Impact Incorporated Impact Impact 39 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY VIII.g) The Arcadia Fitness Sports Club (including Café Maji, Le Spa by Sophie, and All Pro Health Center), currently occupy the project site. Police, fire, and paramedic s currently provided by the City to the entire downtown area, incl st project site will be accessible via two rear driveways down the alley off 1 Avenue and one driveway off of East Duarte Road. Development of the project site as proposed will not reduce the existing level of emergency access or the ability to emergency or disaster occurs, so there will be no significant im mitigation is required. h) Expose people or structures to a significant Less than Significant risk of loss, injury or death involving wildland Potentially with Less than fires, including where wildlands are adjacent Significant Mitigation Significant No Impact Incorporated Impact Impact to urbanized areas or where residences are intermixed with wildlands? VIII.h) According to the California Department of Forestry and Fire Prot mapping system the City of Arcadia contains areas considered to Zones. The map created by CAL Fire has been adopted by the City as and implement stringent wild land fire mitigation strategies. The p within any fire hazard zones, and is not within close proximity have a fire hazard impact. Review of proposed building p development review process, and the proposed project will be req building design requirements of the City Fire Department (see SeXIV, ) to mitigate urban (non-wildland) fire hazards. Therefore, wildfire hazard impacts would be less than significant and no mitigation is required. IX. HYDROLOGY AND WATER QUALITY Would the project: a) Violate any water quality standards or waste Less than Significant discharge requirements? Potentially with Less than Significant Mitigation Significant No Impact Incorporated Impact Impact IX.a) Short-Term Impacts. It is possible that runoff during grading and construction activities could result in sediment and other urban pollutants i protect water quality over the short-term (i.e., during construction), the project will be required to prepare a Storm Water Pollution Prevention Plan (SWPPP) which is a written document that National Pollutant Discharge Elimination system (NPDES) permit. Required elements of an SWPPP include (1) site description addressing the elements and charact site; (2) descriptions of Best Management Practices (BMPs) for e (3) BMPs for construction waste handling and disposal; (4) implementation of approved local plans; and (5) proposed post-construction controls, including a description of local post- construction erosion and sediment control requirements. The SWPP 40 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY process whereby the operator evaluates potential pollutant sources at the site and selec implements BMPs designed to prevent or control the discharge of runoff. During the construction period, the proposed project would use areduce erosion and sedimentation. These measures may include the use of bales, check dams, hydroseed, and soil binders. The construction contractor would be required to operate and maintain these controls throughout the duration of on-site construction activities. Long-Term Impacts. Once the proposed project is completed, it is possible that oper ongoing activities of project uses may contribute to long-term water quality impacts. To prevent such impacts, the project is Ordinance. Compliance with the LID Ordinance includes provisions that prior to grading of the site, a Notice of Intent to comply with the State Construction A been filed, a Storm Water Pollution Prevention Plan has been prepa Sediment Control Plan submitted to and approved by the City. Add LID Ordinance include retaining stormwater runoff onsite for the Stormwater Quality Design Volume and minimizing hydromodification impacts to natural drainage systems. When, as determined by the City, 100 percent onsite retention of the SWQD is technically infeasible, partially or fully, the infeasibility shall be demonstrated in t mitigation for stormwater runoff that cannot be retained on-site may include but is not limited to bioinfiltration BMP-site water treatment to remove pollutants per the requirement of the LID Ordinance. Water Efficient Landscape Ordinance (WELO). Adherence to NPDES requirements is required of all development within the City, the incorporation of these requin the following measures is designed to track both standard requirements and specific mitigation measures as identified below: Mitigation Measures HYD-1 Prior to issuance of a grading permit, the developer shall file a Notice of Inte (NOI) with the State Water Resource Control Board to be covered under the National Pollutant Discharge Elimination System (NPDES) General Permit for discharge of storm water associated with construction activities. The project developer shall submit to the City the Waste Discharge I Number issued by the State Water Resource Control Board (SWRCB) as proof ction Permit has been filed with the SWRCB. This measure shall be implemented to the satisfaction of the City Engineer. HYD-2 Prior to issuance of a grading permit, the developer shall submiState Water Resource Control Board (SWRCB) and receive approval for a project- specific Storm Water Pollution Prevention Plan (SWPPP). The SWPP include a surface water control plan and Erosion and Sediment Control Plan citing specific measures to control on-site and off-site erosion during the entire grading 41 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY and construction period. In addition, the SWPPP shall emphasize nonstructural best management practices (BMPs) to control sedime- visible discharges from the site. BMPs to be implemented may inc not be limited to) the following: Potential sediment discharges from the site may be controlled by the following: sandbags, silt fences, straw wattles, fiber rolls, a temporary debris basin (if deemed necessary), and other discharge control devices construction and condition of the BMPs are to be periodically inspe the SRWQCB during construction, and repairs would be made as required Area drains within the construction area must be provided with i protection. Minimum standards are sand bag barriers, or two layers of sandbags with filter fabric over the grate, properly designed st other measures as appropriate. Materials that have the potential to contribute non-visible pollutants to storm water must not be placed in drainage ways and must be placed in temporary storage containment areas. All loose soil, silt, clay, sand, debris, and other earthen mate controlled to eliminate discharge from the site. Temporary soil measures to be considered include: covering disturbed areas with mulch, temporary seeding, soil stabilizing binders, fiber rolls or blan vegetation, and permanent seeding. Stockpiles shall be surrounde fences and covered with plastic tarps. Implement good housekeeping practices such as creating a waste collection area, putting lids on waste and material containers, and cleanin immediately. The SWPPP shall include inspection forms for routine monitoring during the construction phase. Additional required BMPs and erosion control measures shall be documented in the SWPPP. The SWPPP would be kept on site for the duration of project cons shall be available to the State Water Resource Control Board for inspection. The developer and/or construction contractor shall be responsible for performing and documenting the application of BMPs identified in the projec-specific SWPPP. Regular inspections shall be performed on sediment contro called for in the SWPPP. Monthly reports shall be maintained and available for City inspection. An inspection log shall be maintained for the p available at the site for review by the City and the State Water Resource Control Board as appropriate. HYD-3 Prior to issuance of a grading permit, the applicant shall prepare a Low Impact Development (LID) Plan and the site plans shall illustrate the various long-term water quality control features to be installed on this project c Municipal Code (MC) Section 8, Stormwater Management and Discharge Control, Sections 7810-7840. The LID 42 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY Plan and site development plans shall incorporate the following Best Management Practices (BMPs) as outlined in MC Sections 7823 and 7828 as appropriate to control pollutant runoff and to reduce impacts to water quality the maximum extent practicable: Divert roof runoff to landscaped areas before discharge. Divert surface flow to landscaped areas. Maximize permeable areas and minimize impermeable areas per City MC Section 7828(B). Retain stormwater runoff onsite per City MC Section 7828(C).. Provide biofiltration or other appropriate onsite treatment for cannot be retained onsite per City MC Section 7828(C). Maximize interception and water conservation by planting native and/or drought-tolerant plants. Install an irrigation system and provide landscape maintenance to minimize water runoff. Provide regular mechanical sweeping of private streets and parking lots. Provide regular drainage facility inspection and maintenance per City LID guidelines. This measure shall be implemented to the satisfaction of the Cit Department, and City Planning Department as appropriate, consist Ordinance. With implementation of Mitigation Measures HYD-1 through HYD-3, potential short- and long-term impacts of the proposed project on local and regional water reduced to less than significant levels. b) Substantially deplete groundwater supplies or Less than Significant interfere substantially with groundwater Potentially with Less than recharge such that there would be a net Significant Mitigation Significant No Impact Incorporated Impact Impact deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? IX.b) The proposed project is subject to NPDES requirements and will b constructed to ensure compliance with the water quality standard requirements. Compliance with these regulations, and implementation of Mitigation Measures HYD-1 through HYD-3, along with all City water supply requirements, will assure there will be no significant impacts related to groundwater resulting from the proposed project. c) Substantially alter the existing drainage Less than Significant pattern of the site or area, including through Potentially with Less than the alteration of the course of a stream or Significant Mitigation Significant No Impact Incorporated Impact Impact river, in a manner that would result in substantial erosion or siltation on site or off site? 43 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY IX.c) The project site is fully developed and landscaped and does not ny natural drainage courses. There is also no historical evidence of localized ponding or floon the project site. The proposed project includes landscaping that will reduce the potential for erosion. Although the amount of erosion or siltation onsite mighas a result of development, there will be no long-term significant impacts with implementation of Mitigation Measures HYD-1 through HYD-3. d) Substantially alter the existing drainage Less than Significant pattern of the site or area, including through Potentially With Less than the alteration of the course of a stream or Significant Mitigation Significant No Impact Incorporated Impact Impact river, or substantially increase the rate or amount of surface runoff in a manner that would result in flooding on site or off site? IX.d) The site is already fully developed with structures and impervious surfaces, so construction of the proposed project would not substantially inc this site. There are no onsite streams or rivers and drainage flows will remain essentially as they are at present. Surface runoff general flows from the northeast corner of the property to . The project would include the development of basement parking. While the project will be designed to direct drainage away from the basement, if surface drains bec into the basement. This is a potentially significant impact that requires mitigation. HYD-4 Prior to occupancy permit, the developer shall install an emergency sump-pump in the basement of the project. This sump-pump shall include an emergency generator or backup battery in case of power outages. The instal sump-pump shall be completed to the satisfaction of the City Engineer. With implementation of this measure, potential impacts of the proposed project on local drainage will be reduced to less than significant levels. e) Create or contribute runoff water, which Less than Significant would exceed the capacity of existing or Potentially With Less than planned stormwater drainage systems or Significant Mitigation Significant No Impact Incorporated Impact Impact provide substantial additional sources of polluted runoff? IX.e) The existing site gently slopes from the north to the south and is currently developed with a fitness center, landscaping, and parking areas, and generally drains toward the south. There are no surface drainage courses on the project site, but t approximately 0.7 miles northwest of the site and the Santa Anita Wash is located approximately 0.9 miles northeast of the site. 44 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY The proposed project would replace the existing commercial space development including commercial retail space, residential condo parking areas. The proposed project will not create or contribute runoff in addition to that adherence to the above Mitigation Measures HYD-1 through HYD-4. f) Otherwise substantially degrade water Less than Significant quality? Potentially With Less than Significant Mitigation Significant No Impact Incorporated Impact Impact IX.f) The proposed project is in a developed urban setting and throughCity water quality regulations and Mitigation Measures HYD-1 through HYD-3 would not substantially degrade water quality. g) Place housing within a 100-year flood hazard Less than Significant area as mapped on a federal Flood Hazard Potentially With Less than Boundary or Flood Insurance Rate Map or Significant Mitigation Significant No Impact Incorporated Impact Impact other flood hazard delineation map? IX.g) The Federal Emergency Management Agency (FEMA) Flood Insurance R 1 identify areas subject to flooding during the 100-year storm event. The City of Arcadia is not located within any 100- year flood hazard areas, as mapped by FEMA (GP DEIR, 2009). Because the project site is not located within a floodplain, the propose redirect flood flows. Therefore, no impacts associated with this issue would occur and no mitigation is required. h) Place within a 100-year flood hazard area Less than Significant structures that would impede or redirect flood Potentially with Less than flows? Significant Mitigation Significant No Impact Incorporated Impact Impact IX.h) The proposed project site is not within a 100-year flood hazard zone. Since the proposed project would not place structures that would impede or redirect impact in regards to this issue, and no mitigation is required. 1 -- event that has a one percent chance of occurring in any given year. 45 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY i) Expose people or structures to a significant Less than Significant risk of loss, injury or death involving flooding, Potentially With Less than including flooding as a result of the failure of Significant Mitigation Significant No Impact Incorporated Impact Impact a levee or dam? IX.i) Construction and operation of the proposed project would not cau likelihood of failure of a levee or dam that could result in floThe project site is located within the flood hazard zone of the Santa Anita Dam, which is approximately 0.9 miles north of the project site. To comply with State dam safety regulations, the water level beh Anita Dam is restricted to be no higher than an elevation of 1,2 Divisions of Safety of Dams seismic safety requirements and to red of downstream flooding (GP DEIR, 2009). In addition, the project will be required to comply with Municipal Code Article III, Chapter 10 Floodplain Management which requires Regulations regulated by and monitored for structural safety by the California Department of Water Resources, Division of Safety or Dams in accordance with Divisio Water Code. The General Plan states that only under a severe ear Sierra Madre fault would damage and cause the release of water from the Santa Anita Dam. However, the General Plan does not identify any development spec reduce this impact. Therefore, due to the highly unlikely scenar due to the failure of the Santa Anita Dam would result in less than significant impacts related to flooding and no mitigation is required. j) Inundation by seiche, tsunami, or mudflow? Less than Significant Potentially With Less than Significant Mitigation Significant No Impact Incorporated Impact Impact IX.j) The site is not located near the Pacific Ocean or within a tsuna The project site is near the Santa Anita Dam which has the potential to form a se seismic activity. However, as de Policy 4.8-5 would reduce potential impacts to less than significant levels and no mitigation is required. 46 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY X. LAND USE AND PLANNING Would the project: a) Physically divide an established community? Less than Significant Potentially With Less than Significant Mitigation Significant No Impact Incorporated Impact Impact X.a) The project site is in an urbanized area and is surrounded by deDirectly north and west of the project site are commercial uses, while the northeast corner contains a gas station. The south and southeast sides of the project site a and the San Gabriel Valley Alliance Church. Beyond the initial surrounding land uses, to the northwest of the site is Arcadia High School, the Santa Anita Gothe Santa Anita Racetrack. Demolition of the existing fitness center and construction of new lodging and other commercial uses on the project site would not physically divide an established community due to existing surroundings being a mix of residential and commercial land usesTherefore, the proposed project will not divide an existing community and no mitigation is required. b) Conflict with any applicable land use plan, Less than Significant policy, or regulation of an agency with Potentially With Less than jurisdiction over the project (including, but Significant Mitigation Significant No Impact Incorporated Impact Impact not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? X.b) Plan designates the proposed project area as commercial (FAR 0.5), while the zoning is general commercial (C-2). However, the General Plan Amendment would change the land use and zoning designation to Mixed Use. The City of Arcadia General Plan describes the mixed use designation as follows: 47 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY include 37 residential units above 19,360 square feet of commercial uses. The project site is st northeast corner of the project site at Duarte Road and 1 Avenue. The project also implements shared parking by designating 37 basement parking spayees and the other 103 spaces for condominium residents. The project also limits the curb cut/driveways by providing two driveways from the south side of only one entrance off of Duarte Road. Based on this analysis, the proposed project zoning designations designations. Therefore, the proposed project would have no sign related to existing applicable land use plans, policies, and regulations, and no mitigation is required. c) Conflict with any applicable habitat Less than Significant conservation plan or natural community Potentially with Less than conservation plan? Significant Mitigation Significant No Impact Incorporated Impact Impact X.c) The General Plan, and is not covered by any adopted Habitat Conserva Community Conservation Plan. Therefore, there will be no impacts, and no mitigation is required. XI. MINERAL RESOURCES Would the project: a) Result in the loss of availability of a known Less than Significant mineral resource that would be of value to Potentially with Less than the region and the residents of the state? Significant Mitigation Significant No Impact Incorporated Impact Impact XI.a) The project site is within the fully developed area of Arcadia, and does not contain, nor is it designated as, a source of mineral resources (e.g., construction aggregate). Th will be no impacts in this regard, and no mitigation is required. 48 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY b) Result in the loss of availability of a locally- Less than Significant important mineral resource recovery site Potentially With Less than delineated on a local general plan, specific Significant Mitigation Significant No Impact Incorporated Impact Impact plan or other land use plan? XI.b) See response XI.a. XII. NOISE Would the project result in: a) Exposure of persons to or generation of noise Less than Significant levels in excess of standards established in Potentially With Less than the local general plan or noise ordinance, or Significant Mitigation Significant No Impact Incorporated Impact Impact applicable standards of other agencies? XII.a) Short-Term Impacts A noise impact assessment for the proposed project was prepared by LSA Associates, Inc. (LSA 2015)(Appendix D). The assessment indicates that short- term noise impacts would be associated with excavation, grading, site during construction of the proposed project. The noise impact assessment estimates that approximately 23,945 cubic yards (cy) of cut that will need to be exported. Using trucks with a capacity of 8 cy, it will take a total of 2,993 trips to complet there will be 32 soil export truck trips per day (1 trip per 15 over a total of 94 working days. Total soil export will take approximately 4.3 months to complete. Although there would be a relatively high single-event noise exposure potential causing intermittent noise nuisance (passing trucks at 50 ft would gener dBA), the effect of these 32 truck trips per day or 4 truck trips p-term (hourly or daily) traffic noise levels along Duarte Road (more than 19,8 and Santa Ana Avenue (more than 22,000 trips a day or 917 trips hour) would be small (less than 0.1 dBA).Construction-related short-term noise levels would be higher than existing ambient noise levels in the project area today. As a mitigation measure, the developer shall be required to submit a haul route and staging plan for trucks hauling earth or construction materials from the project site to where this material will be d reviewed and approved by the Arcadia Engineering Services Divisi building permit is issued by the City. To the extent feasible, haul routes and truck staging shall not pass sensitive land uses or residential dwellings. Construction of the proposed project is also expected to require the use of earthmovers, bulldozers, and water and pickup trucks. This equipment would be used on the project site. Based on the information in Table G of the Noise Impact Analysis, and assuming that each piece of construction equipment operates at some distance from t worst-case combined noise level during this phase of construction would be 90 dBA Lmax at a distance of 50 feet from the active construction area. 49 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY According to the Noise Impact Analysis, the residences nearest to the project site are approximately 50 feet to the south and southeast of the project boundary. These residences may be subject to short-term, intermittent, maximum noise reaching 90 dBA Lmax, generated by construction activities on the project site. This is a potentially significant impact that requires mitigation. Mitigation measure N-1 requires temporary construction noise barriers with a minimum height of 8 feet. With the implementation of temporary construction barriers and b adopted specific noise standards for construction activity, resting construction activity to within the hours permitted by the City would limit noise to time sensitive to noise. Therefore, with implementation of the tempor compliance with the construction h reduce the construction noise impacts to less than significant t Long-Term Impacts According to the Noise Impact Analysis, vehicular traffic trips with the proposed project would not result in significant traffi-site sensitive uses. However, the proposed condominium units adjacentsouthbound) and Duarte Road would be potentially exposed to significant traffic noise from these streets. The Noise Impact Analysis Tables H through K (see Appendix D) show the existing traffic noise levels, existing with project traffic noise levels, opening year (2016) levels without project, and opening year (2016) cumulative traff These noise levels represent the worst-case scenario, which assumes that no shielding is provided between the traffic and the location where the noise contours are drawn (LSA 2015). The largest increase in noise in the area will be 0.5 dBA and will occur due to increased traffic st along 1 Avenue because of the proposed project. This noise increase is not perceptible to the human ear and will have a less than significant impact on long t-site land uses. According to the Noise Impact Analysis, balconies and patios aloDuarte Road will be exposed to traffic noise reaching 70 dBA CNEL, which is higher exterior noise standard for noise-sensitive outdoor active uses. As a mitigation measure, a Disclosure Statement shall be provided to future tenants or owne Duarte Road prior to the lease or purchase of these dwelling uni stating that due to the mixed use nature of the site, outdoor living areas such as balcoociated with these dwelling units that are directly fronting and exposed to trafficwould be exposed to excessive traffic noise levels. the proposed bedrooms and living rooms would be exposed to traffic noise reaching 70 dBA CNEL building facade upgrades (e.g., double-paned windows with Sound Transmission Class ratings higher than standa required for the upper floor dwelling units fronting Duarte Road With windows closed, interior noise levels at the units along Duarte Road would be reduced to interior noise standard. However, with windows open, the interior noise l dBA CNEL. This is a potentially significant impact and requires mitigation. Therefore, an air- conditioning system, a form of mechanical ventilation, would be required for the bedrooms and living rooms along Duarte Road. As additional measures to reduce potential noise levels, the project will be required to install windows with a minimum of STC-30 for upper floor windows associated with bedrooms and living rooms that are directly expo 50 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY Balconies and patios along First Avenue would be exposed to traffing 63 dBA No mitigation is need for balconies and patios along First Avenue. Since the proposed bedrooms and living rooms would be exposed to traffic noise below 63 dBA CNEL, no building facade upgrades are required. With windows closed, interior noise levels at the frontline dwelling However, with windows open, the interior noise level would be higher than 45 dBA CNEL. This is a potentially significant impact and requires mitigation. An air-conditioning system, a form of mechanical ventilation, would be required for these dwelling uni The San Gabriel Valley Alliance Church and existing residences to the south and southeast of the project site that may be exposed to parking lot activity noi from the project site. In addition, these activities are potential point sources of noise that could affect on-site and off-site residences. The proposed grocery store/market has its loading area located a building, with its opening facing west. The shortest distance fr nearest off-site residences to the south is approximately 160 feet. During loading and unloading during low-speed gear shifting, braking activities, and maneuvering away from the site. According to the Noise Analysis, peak noise levels from the on-site truck loading and unloading activities would range up to 75 dBA Lmax when measured at 50 feet from the point source. Therefore, commercial land uses like the proposed grocery store/ that would have 160 to 200 feet of distance between the loading and unloading activities and the nearest off-site residences would potentially expose these off-site noise-sensitive receivers exterior noise threshold of 50 70 dBA L2 and 65 dBA L8 for residential uses. In addition, the loading/unloading area associated with the proposed grocery store/market would be shielded on the south sid depressed below the ground level, which would provide a minimum attenuation for activities occurring at the loading/unloading areasdelivery to the proposed commercial businesses would not occur outside of the daytime hours between 7:00 a.m. and 10:00 p.m. No off-site residences would be exposed to noise levels exceeding the store/market/retail/restaurant/cafe, and therefore, no mitigatioare required. Representative parking activities would generate approximately 6070 dBA Lmax at 50 feet to the nearest residential building from the project parking area. activities would only affect adjacent residents in their outdoor building wall. Therefore, it depends on the location of the closest outdoor living areas, such as patios (not front entrance) and backyards, and not to the buildi residential use. Even if there are outdoor living areas at 50 fe maximum noise level of 60 to 70 dBA for events lasting 1 minute or less which is typical for driver would start the engine, pull out of the space, then leave Since residential uses on the upper floors of the project site w facing the parking lot or loading area, noise from on-site loading/unloading activities would not significantly impact these on-site residences. Therefore, no mitigation measures would be required. 51 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY HVAC equipment is typically located on the building rooftop and generates a sound pressure level of up to 95 dBA at 1 foot. The roof edge and/or parapet creates a natural noise barrier that reduces noise levels from the rooftop HVAC units. The closest off-site residences to the HVAC equipment are estimated to be located at a distance of 80 feet, and would experience a noise level of 49 dBA Lmax. While this noise level is not expected to maximum noise level of 50 dBA Lmax, mitigation is needed to help assure that noise generated from HVAC equipment would not have a significant noise impact. Mitigation Measures NOI-1 Prior to issuance of grading and building permits for each phase of the project, the developer shall prepare a Construction Noise Control Plan and will submit the plan the City for review and approval. The plan shall include but will not be limited to the following: During all project site excavation and grading on site, the project contractors shall equip all construction equipment, fixed or mob standards. The project contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nea project site. The construction contractor shall locate equipment staging in ar create the greatest distance between construction-related noise sources and noise-sensitive receptors nearest the project site during all project construction. Temporary construction barriers with a minimum height of 8 feet shall be construction. During all project site construction, the construction contractor shall lim construction-related activities, including maintenance of construction equipment and the staging of haul trucks, to between the hours of 7:00 a.m. to 6:00 p.m. Monday through Friday and 8:00 a.m. to 5:00 p.m. on Saturday. No construction is permitted on Sundays and government code holidays. Prior to issuance of a grading or building permit, the developer shall prepare a haul route and staging plan for trucks hauling earth or construction materials from the project site to where this material will be disposed. The plan shall be reviewed and approved by the Arcadia Engineering Services Division before a grading or building permi by the City. To the extent feasible, haul routes and truck staging areas shall not pass sensitive land uses or residential dwellings. 52 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY The developer shall mail written notification to residential occupants within 300 feet of the project site at least 72 hours prior to initiation of demolition, grading, and excavation activities. This notification shall include a rendering of the project; a project description; the allowable construction hours; the duration of various demolition and construction activities; a description of noise reduction measures/requirements; a name and telephone number for local residents to call to submit complaints associated with construction noise. The notification shall be reviewed and approved by Planning Serv prior to being mailed. In addition, a 16 square-foot developer-contractor sign with this information shall be posted on-site at both the Duarte Road frontage and at the First Avenue frontage. NOI-2 Prior to the issuance of building permit for each phase, the developer shall demonstrate that all frontline bedrooms and living rooms along Duarte Road and First Avenue shall have air-conditioning to minimize noise impacts from Duarte Road and First Avenue. NOI-3 Prior to issuance of occupancy permits windows with sound transm or higher shall be installed for bedrooms and living rooms along and within feet of the Duarte Road centerline. NOI-4 Prior to issuance of a building permit for each phase, the developer shall demonstrate that roof-mounted air conditioning units have been placed as far from the south property boundary as practical to minimize long-term noise impacts from AC units on adjacent residential units. NOI-5 A Disclosure Statement shall be provided to future tenants or ow dwelling units on Duarte Road prior to the lease or purchase of units. The Disclosure Statement shall state that due to the mixe the site, outdoor living areas such as balconies associated with these dwell units that are directly fronting and exposed to traffic along Du be exposed to excessive traffic noise levels. NOI-6 Signs shall be posted at all loading and unloading docks prohibiting deliveries to the on-site commercial businesses outside of the daytime hours 7:00 a.m. and permit which may be revoked if posted delivery hours are not followed. With implementation of these measures, the proposed project will short- or long-term noise impacts on surrounding land uses. b) Exposure of persons to or generation of Less than Significant excessive groundborne vibration or Potentially with Less than groundborne noise levels? Significant Mitigation Significant No Impact Incorporated Impact Impact 53 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY XII.b) Vibration refers to groundborne noise and perceptible motion. Gr almost exclusively a concern inside buildings and is rarely perc where the motion may be discernible, but without the effects associated with the shaking of a building, there is a less adverse reaction. According to Federal Transit Administration (FTA) guidelines, vibration levels up to 102 VdB will not result in stTable G shows the vibration level for equipment that could potentially be used during construction. Table H shows the human response to different levels of ground-borne noise and vibration. Table G: Vibration Source Amplitudes for Construction Equipment Reference PPV/L at 25 ft V Equipment PPV (in/sec) L (VdB) V Large Bulldozer 0.089 87 Loaded Trucks 0.076 86 Jackhammer 0.035 79 Sources: Federal Transit Administration (2006) (except Hanson 20 ft = feet in/sec = inches per second L = velocity in decibels V PPV = peak particle velocity VdB = vibration velocity decibels Table H: Human Response to Different Levels of Ground-Borne Noise and Vibration Noise Level Vibration Velocity Low Mid 12 Level Frequency Frequency Human Response 65 VdB 25 dBA 40 dBA Approximate threshold of perception for many humans. Low- frequency sound usually inaudible; mid-frequency sound excessive for quiet sleeping areas. 75 VdB 35 dBA 50 dBA Approximate dividing line between barely perceptible and distinctly perceptible. Many people find transit vibration at this level unacceptable. Low-frequency noise acceptable for sleeping areas; mid-frequency noise annoying in most quiet occupied areas. 85 VdB 45 dBA 60 dBA Vibration acceptable only if there are an infrequent number of events per day. Low-frequency noise unacceptable for sleeping areas; mid-frequency noise unacceptable even for infrequent events with institutional land uses such as schools and churches Source: (FTA 2006). 1 Approximate noise level when vibration spectrum peak is near 30 2 Approximate noise level when vibration spectrum peak is near 60 dBA = A-weighted decibels Hz = Hertz VdB = vibration velocity decibels During excavation of the subterranean parking, vibration from grading may be felt at the surrounding residences. However, no blasting or pile-driving activities are expected as part of grading for this project, so vibration effects will be temporaryon the surrounding residences. The nearest sensitive receptors to the project would be approximately 50 feet from the project boundary to the south. Vibration levels at 50 feet are 9 VdB lower than the vibration level at 25 feet. Based on Table G above, this means that on-site construction 54 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY noise could have a maximum vibration level of 68 VdB. According to Table H, the FTA considers this level of vibration to be at the threshold of human percepti Therefore, construction vibration would result in a less than significant impact and no mitigation is required. Existing and proposed streets surrounding the project area are p cause significant ground-borne vibration. In addition, the rubber tires and suspension systems of buses and other on-road vehicles make it unusual for on-road vehicles to cause ground- borne noise or vibration problems. It is therefore assumed that impacts would occur and that no vibration impact analysis of on-road vehicles is necessary. Ground-borne vibration from construction activities will be mostly low during on-site grading and earthmoving activities. As stated above ground-borne vibration at the nearest sensitive receptor would be a maximum of 68 VdB which is below the 85 VdB which is considered unacceptable near institutional uses such as schools and churche by the FTA. This level is also well below the level of vibration (102 VdB) that would cause structural damage to buildings. Therefore, because vibrations are below established vibratio groundborne vibration would be temporary and cease upon complet vibration impacts are considered to be a less than significant and mitigation is not required. c) Substantial permanent increase in ambient Less than Significant noise levels in the project vicinity above levels Potentially with Less than existing without the project? Significant Mitigation Significant No Impact Incorporated Impact Impact XII.c) Current noise levels on the project site are relatively low and the existing Arcadia Fitness Sports Club. The proposed project w development to the site, which will increase ambient noise levelred to those of the Arcadia Fitness Sports Club. The project noise study indicated t noticeable but would not represent a significant adverse noise impact with mitigation (LSA 2015). With the proposed Mitigation Measures N-1 through N-6, the proposed project is not expected to result in significant adverse noise impacts or n standards. For a more detailed analysis, see Section XII.a above d) Substantial temporary or periodic increase in Less than Significant ambient noise levels in the project vicinity Potentially with Less than above levels existing without the project? Significant Mitigation Significant No Impact Incorporated Impact Impact XII.d) Although activity on the site will increase as a result of the new land uses and construction, the analysis provided in Section XII.a demonstrates that the proposed project will not generate significant noise impacts over the long-term for either onsite or offsite uses with the implementation of Mitigation Measures N-1 through N-6)(LSA 2015). 55 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY e) For a project located within an airport land Less than Significant use plan or, where such a plan has not been Potentially With Less than adopted, within two miles of a public airport Significant Mitigation Significant No Impact Incorporated Impact Impact or public use airport, would the project expose people residing or working in the project area to excessive noise levels? XII.e) The project site is not located within an airport land use plan study area, or wi miles of a public airport or public use airport. The proposed project would therefore have no impacts related to exposure of residents or workers to excessive airport mitigation is required. f) For a project within the vicinity of a private Less than Significant airstrip, would the project expose people Potentially with Less than residing or working in the project area to Significant Mitigation Significant No Impact Incorporated Impact Impact excessive noise levels? XII.f) The project site is not located within the influence area of a private airstrip. proposed project would therefore have no impact related to exposure of re excessive airstrip noise levels, and no mitigation is required. XIII. POPULATION AND HOUSING Would the project: a) Induce substantial population growth in an Less than Significant area, either directly (for example, by Potentially with Less than proposing new homes and businesses) or Significant Mitigation Significant No Impact Incorporated Impact Impact indirectly (for example, through extension of roads or other infrastructure)? XIII.a) The proposed project would result in only minor population growt 2 site contains the Arcadia Fitness Sports Club which employs 51 people. The fitness center employs 1 full-time employee, 11 part-time employees, and 25 hourly instructors. The All Pro Health Center employs 5 independent contractors, Café Maji has 5 part-time employees, and Le Spa has 4 full-time employees. The proposed project would create approximately 40 full- time or part-time commercial service employment opportunities for the local w 70 people at 3 buildout based on an 85 percent average occupancy and assuming 2 people per unit. The existing Arcadia Fitness Sports Club is commercial use that does 70 people. 3 According to the U.S. Census the Cpulation in 2013 was 57,639. 2 th Personal communication with the manager of Arcadia Fitness Sport, 2014. 3 http://quickfacts.census.gov/qfd/states/06/0602462.html 56 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY 4 Therefore t0.12 percent. This is a minor increase in population. In addition, the proposed project would also not result in the need for any new utilities. Therefore, due to the nature and size of the project, it is not expected to result in any significant indirect growth inducement to the Citys population or housing. No significant impacts are expected in this regard, and no mitig b) Displace substantial numbers of existing Less than Significant housing, necessitating the construction of Potentially with Less than replacement housing elsewhere? Significant Mitigation Significant No Impact Incorporated Impact Impact XIII.b) The site does not currently contain any housing units, so constr project would not result in displacement of existing housing or housing elsewhere in the City or nearby County areas. However, the projeentually result in a total of 37 new condominium units. No significant housing impacts are expect and no mitigation is required. c) Displace substantial numbers of people, Less than Significant necessitating the construction of replacement Potentially with Less than housing elsewhere? Significant Mitigation Significant No Impact Incorporated Impact Impact XIII.c) The site does not currently contain any housing units but does hand an existing fitness center. Demolition of the existing fitness center is not expected to res displacement of existing housing or construction of replacement housing elsewhere in the City or nearby County areas. Therefore, no impacts are expected in th required. 4 70 people / 57,639 people in Arcadia = 0.001 x 100= 0.12 percent population increase in Arcadia 57 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY XIV. PUBLIC SERVICES a) Would the project result in substantial Less than Significant adverse physical impacts associated with the Potentially with Less than provision of new or physically altered Significant Mitigation Significant No Impact Incorporated Impact Impact governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire Protection? Police Protection? Schools? Parks? Other Public Facilities? XIV.a) The proposed project would place residential and commercial usesthe project site which would generate more local traffic and introduce residents to the project area. The proposed project would introduce approximately 70 new residents and 40 employees to the site, and this change of use would incrementally increase the need for fire, police, parks, and other public facilities. However, these increases would be incremental and not result i significant service impacts. The project would not have any significant impacts on local schools or parks since the project would only increase the population of the area by a limited amount. The proposed project will pay all applicable Development Impact school district to alleviate potential impacts related to public XV. RECREATION a) Would the project increase the use of existing Less than Significant neighborhood and regional parks or other Potentially with Less than recreational facilities such that substantial Significant Mitigation Significant No Impact Incorporated Impact Impact physical deterioration of the facility would occur or be accelerated? XV.a) The project proposes both residential and commercial uses that w significant amount of new residents or employees in the City who would require additional recreational facilities or programs. The nearest parks to the project site are located approximately 0.8 northwest and southeast of nd the project site. Tierra Verde Park is located southeast of the project site at the corner of 2 Avenue & Camino Real Avenue and Arcadia Park is located northwest of project site. The Santa Anita Golf Course is also located 0.3 miles northeast of the sit parks and the golf course were designed to accommodate the needs of the surrounding residentials. 58 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY Therefore, it is not anticipated that the minor increase in population caused by the project would substantially deteriorate these facilities. addition, the project includes plans for recreation facilities, hich would reduce impacts to City park facilities. Impact Fee (DIF) for recreation impacts. Therefore, impacts associated with this issue are considered less than significant and no mitigation is required. b) Does the project include recreational facilities Less than Significant or require the construction or expansion or Potentially with Less than recreational facilities, which might have an Significant Mitigation Significant No Impact Incorporated Impact Impact adverse physical effect on the environment? XV.b) As discussed in XV.a) the project would not generate a substantial amount of new City residents, so the proposed project would not generate a need to recreational facilities. In addition, the project will provide 7,450 square feet of common open space, which will include a central garden for the residents of will help reduce potential impacts on local park facilities, and the project would be required to proviTherefore, no significant impacts associated with this issue would occur, and no mitigation is required. XVI. TRANSPORTATION/TRAFFIC Would the project: a) Conflict with an applicable plan, ordinance or Less than Significant policy establishing measures of effectiveness Potentially with Less than for the performance of the circulation system, Significant Mitigation Significant No Impact Incorporated Impact Impact taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? XVI.a) The proposed project would generate both short- and long-term traffic impacts. Short-Term Impacts. The project is estimated to need approximately 23,945 cubic yard (cy) of cut that will need to be exported. Using trucks with a capa of 2,993 trips to complete the soil export. It is expected that trips per day (1 trip per 15 minutes times 8 hours per day), over a total of 94 working days. Total soil export will take approximately 4.3 months to complete trips during each peak in addition to trips from workers going t 59 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY However, depending on the haul route, if there are any potential conflicts with busy intersections or schools, the City has the ability to limit thei-peak hours. Division to ensure that the truck trips do not disrupt traffic on area following mitigation measures will address any said potential impacts: TRA-1 Prior to issuance of a grading permit, the developer shall prepare a haul route plan for trucks hauling earth or construction materials from the project where this material will be disposed. The plan shall be reviewed the Arcadia Engineering Services Division before a grading or bu issued by the City, and the City has the ability to limit any hauling activity to off- peak hours. TRA-2 The developer shall notify the City a minimum of seven (7) days prior to the beginning of any earth moving and or truck hauling activities on City shall assess the roadway conditions along the haul route and the developer shall be responsible for any damages caused to the route during activities. The developer shall be responsible for repairing any by the City prior to occupancy of any part of the project. Other construction activities will require that a dozen or more on the site, but a project of this size would not be expected to iteria. In addition, these impacts would be temporary during construction and would cease u construction. Therefore, short-term traffic impacts of the project are considered to be less th significant. Long-Term Impacts. The traffic impact analysis (TIA) prepared for the proposed project (LSA 2015)(Appendix C) evaluated thirteen (13) local roadways and eight (8) local intersections (CMP) criteria (refer to Figure 6). It concluded that the proposed project will generate a total of 2,390 daily trips, 336 trips in the AM peak and 134 trips in the PM peak. Table I, below, illustrates the project trip generation for each land use include project. 60 5TH AVENUE 3RD AVENUE 2ND AVENUE 1ST AVENUE SANTA ANITA AVENUE EL MONTE AVENUE PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY Table I: Project Trip Generation Proposed Land Use A.M. Peak P.M. Peak Daily Total Restaurant 4 27 350 Café 357 123 2,587 Supermarket 34 69 637 Residential 17 6 64 Condominium Total New Trips 336 134 2,390 Source: LSA Traffic Impact Analysis, 2015. The project traffic impact analysis used the Highway Capacity Manual (HCM) methodology for both signalized and unsignalized intersections. The HCM method e to capacity (V/C) and emphasizes seconds of delay on each leg of an intersection. All traffic data are presented in Appendix C of this document. The following analysis summarizes the project traffic impacts using Level of Service (LOS) rankings, which are on a sliding scale of A though F, with A being excellent traffic flow through an interse congestion. A more detailed explanation of LOS values is provided in the project traffic impact analysis and a supplemental memorandum addressing City staff comments in Appendix C. The City of Arcadia uses LOS D as the minimum level of service objective for interse Therefore, any study intersection potentially operating at LOS E or F is a significant impact and requires mitigation. Additionally, the TIA the County of Los Angeles CMP was used to define a significant project impact. A significant project impact occurs at an intersection or roadway segment when the project causes the level of service to fall below D, or when the project causes the v/c ratio to increase by 0.02 at a signalized intersection or roadway segment operating at LOS E or F. Tables J through L below illustrate traffic level of service impacts for existing i conditions, opening year intersections conditions, and cumulative intersection conditions. As shown in these tables, under existing, opening year (2016), and conditions the following intersection would operate at unsatisfa Project Driveway 1/Duarte Road (p.m. peak hour). Based on the Los Angeles County CMP significant impact criteria, a significant impact at the Project Driveway 1/Duarte Road under and cumulative (2016) conditions. This is a potentially significant impact and requires mitigation. 62 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY Mitigation Measures The following measures are proposed to help ensure that project-related traffic, both short-term during construction and long-term after project occupancy, are reduced to less than significant levels, as outlined in the project traffic study (LSA 2015): TRA-3 Prior to issuance of an occupancy permit, the developer shall be installing or causing the following circulation improvements to Project Driveway 1/Duarte Road: Restrict access at the project driveway on Duarte Road to a right-in/right-out driveway. All circulation improvements shall be made to the satisfaction o with the City traffic engineer. Additionally, Mitigation Measures TRA-1 and TRA-2 are required to reduce impacts to haul routes from project construction prior to completion of the proje 66 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY b) Conflict with an applicable congestion Less than Significant management program, including, but not Potentially with Less than limited to level of service standards and travel Significant Mitigation Significant No Impact Incorporated Impact Impact demand measures, or other standards established by the county congestion management agency for designated roads or highways? XVI.b) The project Traffic Impact Analysis was performed in accordance with the Los County Congestion Management Program (CMP) guidelines and indicated there would be no significant impacts with implementation of the recommended mitig. Therefore, the proposed project will not conflict an applicable congestion management program with implementation of Mitigation Measure TRA-3. c) Result in a change in air traffic patterns, Less than Significant including either an increase in traffic levels or Potentially with Less than a change in location that result in substantial Significant Mitigation Significant No Impact Incorporated Impact Impact safety risks? XVI.c) The proposed project does not include uses or components that would affect air traffic, so no substantial safety risks would result from project impleme would occur, and no mitigation is required. d) Substantially increase hazards due to a Less than Significant design feature (e.g., sharp curves or Potentially with Less than dangerous intersections) or incompatible uses Significant Mitigation Significant No Impact Incorporated Impact Impact (e.g., farm equipment)? XVI.d The project is on a small infill site at one corner of an intersecti segments within the property. The design of roadways must provide adequate sight distance and traffic control measures. This provision is normally realized through roadway design to facilitate roadway traffic flows. Roadway improvements in and ar designed and constructed to satisfy all City requirements for st intersection control as well as incorporate design standards tailored specifi requirements. Adherence to applicable City requirements would en development would not include any sharp curves or dangerous inte substantial increase in hazards due to a design feature would oc significant impact. No mitigation is required. e) Result in inadequate emergency access? Less than Significant Potentially with Less than Significant Mitigation Significant No Impact Incorporated Impact Impact 68 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY XVI.e) The Arcadia Police Department is approximately three minutes awa Station 106 Fire Department is less than a minute away from the project site. Traffic associated with project construction may have a temporary effect on existin However, the proposed project is in a urban setting and direct a available primarily from East Duarte Road and secondary emergency acce two alley driveways accessed from 1st Avenue. Due to the proxim the urban setting, and availability of access to the site impact access will be less than significant. emergency access. Therefore, there will be no significant impact f) Conflict with adopted policies, plans, or Less than Significant programs regarding public transit, bicycle, or Potentially with Less than pedestrian facilities, or otherwise decrease Significant Mitigation Significant No Impact Incorporated Impact Impact the performance or safety of such facilities? XVI.g) The proposed project is a mixed-use development that includes residential, a grocery store, restaurant, and café. The inherently nature of the projec vehicle trips taken by future residents. In addition, the projecis located near Metro Routes 264 and 267 major bus routes located on the northeast corner of the project site. For these reasons, the proposed project would be consistent with City policies supporting public transit, bicycle, and pedestrian facilities. Impacts will be less than significant and no mitigation is required. XVII. UTILITIES AND SERVICE SYSTEMS Would the project: a) Exceed wastewater treatment requirements Less than Significant of the applicable Regional Water Quality Potentially with Less than Control Board? Significant Mitigation Significant No Impact Incorporated Impact Impact XVII.a) The project site currently has an existing fitness center that discharges its wastewater into the sanitary sewer collection and treatment systems provided by the City of Arcadia and the County of Los Angeles, respectively. Prior to the issuance of grading permits, the project applicant would be required to satisfy City requirements related the provision of adequate wastewater facilities. The project would comply with the waste discharge prohibitions and water quality objectives established by the State Water Resources Control Board and the City by implementing Mitigation Measures HYD-1 through HYD-3. By implementing these measures, project impacts related to this issue would be reduced to a less than significant level and no mitigation is required. 69 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY b) Require or result in the construction of new Less than Significant water or wastewater treatment facilities or Potentially with Less than expansion of existing facilities, the Significant Mitigation Significant No Impact Incorporated Impact Impact construction of which could cause significant environmental effects? XVII.b) Water and wastewater services are provided to the project site by the City of Arcadia Public Works Services Department. The Department obtains water from groundwater. The City also provides sewer service collection to the local area. Wastewater from the area is carried by sewers to the San Jose Creek Water Reclamation Plant which is op Districts of Los Angeles County. The proposed project would connect to the existing water st line. The existing water connections are from a 4 inch line from 1 Avenue and 6 inch st connection in the alley from 1 Avenue. There is also an existing 12 inch water main that is available for domestic and fire service uses. The project would also connect to an 8-inch sewer st line in Duarte Road or the County sewer line in 1 Avenue. The existing sewer connection is st from 1 Avenue. In addition, prior to the issuance of grading permits, the project applicant would be required to satisfy City requirements related to the pa fees and/or the provision of adequate wastewater facilities. Therefore, because there are existing water and wastewater facilities that have sufficient capacity to serve the or wastewater treatment facilities will be constructed and no significant environmental effects would occur. No mitigation is required. c) Require or result in the construction of new Less than Significant stormwater drainage facilities or expansion of Potentially with Less than existing facilities, the construction of which Significant Mitigation Significant No Impact Incorporated Impact Impact could cause significant environmental effects? XVII.c) Existing storm drains are located within Duarte Road. The site will be designed so that runoff from the site drains to the existing storm drains within Duarte Road and on-site infiltration shall be required for street drainage along First A The proposed project will also pay the C established Development Impact Fee (DIF) for drainage to help offset costs for new stormwater drainage facilities. Therefore the proposed project will have a less than signific these facilities, and no mitigation is required. d) Have sufficient water supplies available to Less than Significant serve the project from existing entitlements Potentially with Less than and resources, or are new or expanded Significant Mitigation Significant No Impact Incorporated Impact Impact entitlements needed? XVII.d) Water service is provided to the project site by the City of Arcadia Public Works Services Department. The department obtains groundwater from the Main San Gabriel and Raymond Groundwater Basins 2010 Update. In addition, the proposed project does not meet the threshold to 70 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY project-specific Water Supply Assessment (WSA) under SB 610. Therefore, impacts related to water supply are considered to be less than significant, and no mitigation is required. e) Result in a determination by the wastewater Less than Significant treatment provider, which serves or may Potentially with Less than serve the project that it has adequate Significant Mitigation Significant No Impact Incorporated Impact Impact commitments? XVII.e) The proposed project would not substantially increase the area population or otherwise induce substantial new population growth, as outlined in the previous Section XIII, . Therefore, impacts related to wastewater are less than significant, and no mitigation is required. f) Be served by a landfill with sufficient Less than Significant permitted capacity to accommodate the Potentially with Less than Significant Mitigation Significant No Impact Incorporated Impact Impact XVII.f) According to the California Recycle website, residential uses generate approximately 5 12.23 pounds of trash per household per day, while commercial uses generate approximately 67 10.53 pounds of trash per employee per day. This would accumulate 452. pounds of 8 residential waste per day and 421.2 pounds of commercial waste per day. The proposed 9 project as a worst case scenario could generate up to 873.7 pounds of trash each day or 0.4 tons per day which adds to 159.4 tons per year. The City of Arcadia does not contract with a particular landfill. However, the existing fitness center contracts with Waste Management to dispose of trash generated on the site. The proposed project wou same company or with a similar company in the area. Because the project would not generate a substantial amount of waste, landfills that serve the City of dia would have sufficient mitigation is required. 5 CalRecycle, Residential Developments: Estimated Solid Waste Gene http://www.calrecycle.ca.gov/WasteChar/WasteGenRates/Residential.htm, website accessed March, 12, 2015. 6 CalRecycle, Residential Developments: Estimated Solid Waste Gene http://www.calrecycle.ca.gov/WasteChar/WasteGenRates/Commercial.htm, website accessed March 12, 2015. 7 37 units x 12.23 pounds of residential waste per unit per day = 452.5 pounds of residential waste per day 8 40 employees x 10.53 pounds of commercial waste per employee per day = 421.2 pounds of commercial waste per day 9 452.5 pounds of residential waste per day + 421.2 pounds of comm / 2,000 pounds = 0.4 tons of waste per day x 365 days = 159.5 tons of waste per year 71 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY g) Comply with federal, state, and local statutes Less than Significant and regulations related to solid waste? Potentially with Less than Significant Mitigation Significant No Impact Incorporated Impact Impact XVII.g) The proposed project would be required to comply with applicable 1327, Chapter 18 (California Solid Waste Reuse and Recycling Acc applicable local, state, and federal solid waste disposal standards, thereby ensuring that the solid waste stream to the waste disposal facilities is reduced i regulations. Impacts associated with this issue would be considered less than no mitigation is required. XVIII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to Less than Significant degrade the quality of the environment, Potentially with Less than substantially reduce the habitat of a fish or Significant Mitigation Significant No Impact Incorporated Impact Impact wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? XVIII.a) The project site already supports an existing fitness center and is fully developed. Development of the proposed project would not result in any sign plants or wildlife or the environment with implementation of the recommended Mitigation Measures BIO-1, HAZ-1, and HYD-1 through HYD-3 . b) Does the project have impacts that are Less than Significant individually limited, but cumulatively Potentially with Less than Significant Mitigation Significant No Impact Incorporated Impact Impact means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) XVIII.b) As presented in the discussion of environmental checklist questions the project has no impact, a less than significant impact, or a implementation of mitigation with respect to all environmental io the limited scope of direct physical impacts to the environment associated with th project is not expected to have significant cumulative impacts within th areas. 72 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY c) Does the project have environmental effects Less than Significant that will cause substantial adverse effects on Potentially with Less than human beings, either directly or indirectly? Significant Mitigation Significant No Impact Incorporated Impact Impact XVIII.c) In general, impacts to human beings from the project may occur due to air pollutant emissions, hazards and hazardous materials, and noise. The South Coast Ai designated as a non-attainment area for ozone, PM, and PM. Development of the project 102.5 would contribute to air pollutant emissions on a short-term basis. The proposed project would be required to comply with regional rules that assist in reducin-term air pollutant emissions. The purpose of SCAQMD Rule 403 is to reduce the amount of particulate matter in the atmosphere resulting from man-made fugitive dust sources. As discussed in Checklist Question II, construction and operation of the proposed project would result in less than significant impacts to air quality and no mitigation is required. In addition, potential impacts related to potential aesthetics, cultural resources, hazardous materials, water resources, and noise impacts have also been addressed in the appropriate sections, including Mitigation Measures AES-1, CUL-1 through CU-3, L-HAZ-1, HYD-1 through HYD-4, N-1 through N-6, and TRA-1 respectively. With implementation of these measures, potential impacts of the project in these areas will be reduced to less than significant levels. As detailed in the preceding responses, development of the propo either directly or indirectly, in adverse hazards and noise effe less than significant impact to human beings. 73 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY SECTION 4 LIST OF PREPARERS 4.1 LSA ASSOCIATES, INC. Kent Norton, AICP, REA (Project Manager) Lynn Calvert-Hayes, AICP (Principal in Charge) Tony Chung, Ph.D. (Noise/Air Quality/GHG Studies) Katheryn Best (Environmental Planner) Cassi La Morte (Environmental Analyst) Margaret Gooding (Graphics) 4.2 CITY OF ARCADIA Jason Kruckeberg (Development Services Director) Lisa Flores (Planning Services Manager) Jim Kasama (Community Development Administrator) Tim Schwehr (Management Analyst) 74 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY SECTION 5 REFERENCES Arcadia 2010 City of Arcadia. November 2010. BB&N 1987 Bolt, Beranek & Newman (BB&N), 1987. CalEPA 2014a California Environmental Protection Agency (CalEPA) and Department of Toxic Substances Control, webs accessed August 1, 2014. http://www.dtsc.ca.gov/hazardouswaste CalEPA 2014b California Department Environmental Protection Agency (CalEPA), website accessed August 10, 2014. http://www.calepa.ca.gov/CUPA/Directory/default.aspx CALREC Calrecycle website accessed March 12, 2015. www.calrecycle.ca.gov Caltrans 2001 California Department of Transportation (Caltrans), Division of Environmental Analysis, Office of Noise, Air Quality, and Hazard Waste Management. Technical Advisory, Vibration. TAV-02-01-R9601. February 20, 2001. Caltrans 2014 California Department of Transportation (Caltrans), website accessed August 2, 2014. http://www.dot.ca.gov/hq/LandArch/scenic_highways/scenic_hwy.htm CAPCOA 2008 California Air Pollution Control Officers Association (CAPCOA), January 2008. CARB 2007 California Air Resources Board (CARB), April 20, 2007. CCCPP 2014 California Climate Change Policy and Program (CCCPP), California Climate Change Portal, website accessed July 21, 2014. http://www.climatechange.ca.gov/policies/1990s_in_depth/page11.h CCR 2014 Section 7050.5, California Code of Regulations (CCR). July 2014. 75 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY CDC 2014 California Department of Conservation (CDC), Division of Land Resource Protection. Websit accessed July 30, 2013. CGS 2014 Website accessed August 3, 2014. CIWMB 2014 California Integrated Waste Management Board (CIWMB) website accessed on August 2, 2014. www.ciwmb.ca.gov/wastechar/wastegenrates/default.htm CWC 2014 California Water Code (CWC), California Department of Water Resources website accessed August 2, 2014. DOF 2014 State of California, Department of Finance (DOF), Sacramento, California, July 2014. DOT 2014 Transportation, Pipeline and Transportation (DOT), website site accessed August 3, 2013. http://ecfr.gpoaccess.gov/cgi/t/text/text- idx?sid=585c275ee19254ba07625d8c92fe925f&c=ecfr&tpl=/ecfrbrowse/ Title49/49cfrv2_02.tpl DTSC 2014 California Department of Toxic Substance Control (DTSC), website accessed August 3, 2014. http://www.envirostor.dtsc.ca.gov/public FEMA 2014 U.S. Federal Emergency Management Agency (FEMA), Flood Insurance Rate Map Program, website accesse August 1, 2014. Geotracker 2013 Regional Water Quality Control Board, website accessed July 25, 2014. HII 2010 Hogle-Ireland Inc. 2010. LSA 2015a LSA Associates, Inc. June 2015. LSA 2015b (includes greenhouse gas emissions). LSA Associates, Inc. June 2015. LSA 2015c LSA Associates, Inc. June 2015. NRCS 2014 Natural Resources Conservation Service, United States Department of Agriculture, website accessed August 2, 2014. 76 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY http://soildatamart.nrcs.usda.gov/Report.aspx?Survey=CA675&UseState Los Angeles County, Conservation Service, original research dated 1971. PDA 2012 Pacific Design Group. December 2012. RJLA 2003 RJL Associates, March 19, 2003. SCAG 2008 Southern California Association of Governments (SCAG), adopted October 2, 2008. SCAG 2012a -2035 Southern California Association of Governments (SCAG), adopted April 2012. SCAG 2012b Growth Forecast Appendix of the Regional Transportation Plan/Sustainable Communities Strategy Southern California Association of Governments, adopted April 2012. http://rtpscs.scag.ca.gov/Documents/2012/pfinal/SR/2012pfRTP_Gro Forecast.pdf SCAQMD 2010 District (SCAQMD), 2010. SCAQMD 2013 SCAQMD website accessed August 2, 2013. www.aqmd.gov/ceqa/handbook/LST TTA 2013 Tritech Associates, Inc. July 2013. USEPA 1998 U.S. Environmental Protection Agency (USEPA), July 1998. www.epa.gov/ttn/chief/ap42/ch01/final USEPA 2004a U.S. Environmental Protection Agency (USEPA), prepared by ICF Consulting. November 2004. http://www.epa.gov/otaq/models/ngm USEPA 2004b U.S. Environmental Protection Agency (USEPA), Climate Leaders, October 2004. http://www.epa.gov/climateleaders/documents/resources/refrige_ac puseguidance.pdf. 77 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY USFWS 2011 U.S. Fish and Wildlife Service (USFWS), October 2011. 78 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY SECTION 6 SUMMARY OF MITIGATION MEASURES AES-1 Prior to issuance of a building permit, the applicant shall demo project windows are glazed or otherwise treated to minimize glare on surrounding roads and properties, to the satisfaction of the Development Services Director or designee. BIO-1 Construction in either phase should not occur during the local n (estimated February 1 to July 15). If any construction occurs du nesting season, a nesting bird survey shall be conducted by a qualified biologist prior to the issuance of a grading permit or removal o trees on the existing property. If the biologist determines that are present, an area of 100 feet shall be marked off around the construction activity can occur in that area during nesting activities. Grading and/or construction may resume in this area when a qualified bio determined the nest is no longer occupied and all juveniles have This measure shall be implemented to the satisfaction of the City Planning Division. CUL-1 If archaeological resources are discovered during project gradin be halted in that area until a qualified archaeologist can be re developer to assess the significance of the find. The project archaeologist shall observe the remaining earthmoving activities at the projec consistent with Public Resources Code Section 21083.2(b), (c), a monitor shall be equipped to record and salvage cultural resourc be unearthed during grading activities. The monitor shall be empowered t temporarily halt or divert grading equipment to allow recording of the unearthed resources. CUL-2 If paleontological resources (fossils) are discovered during pro work will be halted in that area until a qualified paleontologist retained to assess the significance of the find. The project pal shall monitor remaining earthmoving activities at the project si equipped to record and salvage fossil resources that may be unearthed during grading activities. The paleontologist shall be empowered temporarily halt or divert grading equipment to allow recording of the unearthed resources. Any fossils found shall be evaluated accordance with the CEQA Guidelines and offered for curation at an accredited facility approved by the City of Arcadia. Once gradin have ceased or the paleontologist determines that monitoring is necessary, monitoring activities shall be discontinued. This measure may be combined with CUL-1 at the discretion of the City Planning Division. CUL-3 In the event of an accidental discovery or recognition of any hu California State Health and Safety Code § 7050.5 dictates that nrther disturbance shall occur until the County Coroner has made the ne findings as to origin and disposition pursuant to CEQA regulatio 5097.98. contacted to determine if the remains are recent or of Native American 79 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY significance. Prior to issuance of a grading permit, the develop a note to this effect on the grading plans for the project. GHG-1 To ensure that the proposed project complies with and would not conflict with or impede the implementation of reduction goals identified Bill S-3-05, and other strategies to help reduce greenhouse gases (GHGs) to the level proposed by the Gove project will implement a variety of measures that will reduce its GHG emissions. To the extent feasible, and to the satisfaction of the City of Arcadia, the following measures will be incorporated into the de construction of the project (including specific building projects): Construction and Building Materials. Divert at least 50 percent of the demolished and/or grubbed construction materials (including, but to, soil, vegetation, concrete, lumber, metal, and cardboard). Energy Efficiency Measures. Design all project buildings to exceed the California Building Code Title 24 energy standard by 10 percent, installing energy-efficient heating and cooling systems, appliances and equipment, and control systems. Water Conservation and Efficiency Measures. Devise a comprehensive water conservation strategy appropriate for the project and its strategy may include the following, plus other innovative measur be appropriate: Create water-efficient landscapes within the development. o Install water-efficient irrigation systems and devices, such as soil o moisture-based irrigation controls. Restrict watering methods (e.g., prohibit systems that apply wat o nonvegetated surfaces) and control runoff. HAZ-1 During grading of the project site, including the subterranean parking structure, a hazardous waste monitor shall be present to determi soils contain contamination from local sources. If contamination the monitor shall be empowered to halt work in that area to determine the nature and extent of contamination. The monitor shall make arrangements as appropriate to safely remediate any contaminated materials inclu disposal by a certified contractor at an approved landfill. If n is found, the monitor shall file a brief report with the City within 30 days of the completion of grading. This measure shall be implemented to satisfaction of the City Planning Department. HYD-1 Prior to issuance of a grading permit, the developer shall file of Intent (NOI) with the State Water Resource Control Board to be c under the National Pollutant Discharge Elimination System (NPDES Construction Permit for discharge of storm water associated with activities. The project developer shall submit to the City the Waste Discharge Identification Number issued by the State Water Resource Control 80 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY Construction Permit has been filed with the SWRCB. This measure shall be implemented to the satisfaction of the City Engineer. HYD-2 Prior to issuance of a grading permit, the developer shall submi Water Resource Control Board (SWRCB) and receive approval for a - specific Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall include a surface water control plan and Erosion and Sediment Co citing specific measures to control on-site and off-site erosion during the entire grading and construction period. In addition, the SWPPP s emphasize structural and nonstructural best management practices control sediment and non-visible discharges from the site. BMPs to be implemented may include (but shall not be limited to) the follow Potential sediment discharges from the site may be controlled by the following: sandbags, silt fences, straw wattles, fiber rolls, a debris basin (if deemed necessary), and other discharge control The construction and condition of the BMPs are to be periodicall inspected by the SRWQCB during construction, and repairs would be made as required. Area drains within the construction area must be provided with i protection. Minimum standards are sand bag barriers, or two laye sandbags with filter fabric over the grate, properly designed standpipes, or other measures as appropriate. Materials that have the potential to contribute non-visible pollutants to storm water must not be placed in drainage ways and must be plac temporary storage containment areas. All loose soil, silt, clay, sand, debris, and other earthen material shall be controlled to eliminate discharge from the site. Temporary soil stabilization measures to be considered include: covering distur with mulch, temporary seeding, soil stabilizing binders, fiber rolls or blankets, temporary vegetation, and permanent seeding. Stockpile be surrounded by silt fences and covered with plastic tarps. Implement good housekeeping practices such as creating a waste collection area, putting lids on waste and material containers, and cleaning up spills immediately. The SWPPP shall include inspection forms for routine monitoring site during the construction phase. Additional required BMPs and erosion control measures shall be documented in the SWPPP. The SWPPP would be kept on site for the duration of project construct and shall be available to the State Water Resource Control Board inspection. The developer and/or construction contractor shall be responsibl performing and documenting the application of BMPs identified in the project-specific SWPPP. Regular inspections shall be performed on sedime control measures called for in the SWPPP. Monthly reports shall 81 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY maintained and available for City inspection. An inspection log maintained for the project and shall be available at the site for review City and the State Water Resource Control Board as appropriate. HYD-3 Prior to issuance of a grading permit, the applicant shall prepa Impact Development (LID) Plan and the site plans shall illustrate the various long-term water quality control features to be installed on this proj Code (MC) Section 8, Stormwater Management and Discharge Control Sections 7810-7840. The LID Plan and site development plans shall incorporate the following Best Management Practices (BMPs) as ou MC Sections 7823 and 7828 as appropriate to control pollutant ru reduce impacts to water quality to the maximum extent practicable: Divert roof runoff to landscaped areas before discharge. Divert surface flow to landscaped areas. Maximize permeable areas and minimize impermeable areas per City Section 7828(B). Retain stormwater runoff onsite per City MC Section 7828(C).. Provide biofiltration or other appropriate onsite treatment for cannot be retained onsite per City MC Section 7828(C). Maximize interception and water conservation by planting native drought-tolerant plants. Install an irrigation system and provide landscape maintenance to minimize water runoff. Provide regular mechanical sweeping of private streets and parki Provide regular drainage facility inspection and maintenance per guidelines. This measure shall be implemented to the satisfaction of the City Engineer, City Public Works Department, and City Planning Department as ap HYD-4 Prior to occupancy permit, the developer shall install an emerge- pump in the basement of the project. This sump-pump shall include an emergency generator or backup battery in case of power outages. installation of the sump-pump shall be completed to the satisfaction of the City Engineer. NOI-1 Prior to issuance of grading and building permits for each phase project, the developer shall prepare a Construction Noise Contro will submit the plan the City for review and approval. The plan but will not be limited to the following: During all project site excavation and grading on site, the proj contractors shall equip all construction equipment, fixed or mob properly operating and maintained mufflers consistent with 82 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY The project contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nea project site. The construction contractor shall locate equipment staging in ar will create the greatest distance between construction-related noise sources and noise-sensitive receptors nearest the project site during all project construction. Temporary construction barriers with a minimum height of 8 feet ty line during project construction. During all project site construction, the construction contracto all construction-related activities, including maintenance of construction equipment and the staging of haul trucks, to between the hours o7:00 a.m. to 6:00 p.m. Monday through Friday and 8:00 a.m. to 5:00 p. Saturday. No construction is permitted on Sundays and government holidays. Prior to issuance of a grading or building permit, the developer prepare a haul route and staging plan for trucks hauling earth or construction materials from the project site to where this mater disposed. The plan shall be reviewed and approved by the Arcadi Engineering Services Division before a grading or building permi by the City. To the extent feasible, haul routes and truck stagi shall not pass sensitive land uses or residential dwellings. The developer shall mail written notification to residential occ within 300 feet of the project site at least 72 hours prior to initiation of demolition, grading, and excavation activities. This notificatio include a rendering of the project; a project description; the a construction hours; the duration of various demolition and const activities; a description of noise reduction measures/requirements; a name and telephone number for local residents to call to submit complaints associated with construction noise. The notification reviewed and approved by Planning Services prior to being mailed. In addition, a 16 square-foot developer-contractor sign with this information shall be posted on-site at both the Duarte Road frontage and at the First Avenue frontage. NOI-2 Prior to the issuance of building permit for each phase, the devll demonstrate that all frontline bedrooms and living rooms along D and First Avenue shall have air-conditioning to minimize noise impacts from Duarte Road and First Avenue. NOI-3 Prior to issuance of occupancy permits windows with sound transmsion class 30 or higher shall be installed for bedrooms and living ro within 50 feet of the Duarte Road centerline. NOI-4 Prior to issuance of a building permit for each phase, the devel demonstrate that roof-mounted air conditioning units have been placed as far 83 PPAMUD ACIFIC LAZA RCADIA IXED SE EVELOPMENT IS NITIAL TUDY from the south property boundary as practical to minimize long-term noise impacts from AC units on adjacent residential units. NOI-5 A Disclosure Statement shall be provided to future tenants or ow dwelling units on Duarte Road prior to the lease or purchase of these dwelling units. The Disclosure Statement shall state that due to use nature of the site, outdoor living areas such as balconies a these dwelling units that are directly fronting and exposed to traffic along Duarte Road would be exposed to excessive traffic noise levels. NOI-6 Signs shall be posted at all loading and unloading docks prohibi to the onsite commercial uses outside of the daytime hours 7:00 a.m. and 10 permit which may be revoked if posted delivery hours are not fol TRA-1 Prior to issuance of a grading permit, the developer shall prepa route plan for trucks hauling earth or construction materials from the project site to where this material will be disposed. The plan shall be approved by the Arcadia Engineering Services Division before a g building permit is issued by the City, and the City has the ability to limit any hauling activity to off-peak hours. TRA-2 The developer shall notify the City a minimum of seven (7) days beginning of any earth moving and or truck hauling activities on The City shall assess the roadway conditions along the haul route and the developer shall be responsible for any damages caused to the rou the hauling activities. The developer shall be responsible for r damages identified by the City prior to occupancy of any part ofthe project. TRA-3 Prior to issuance of an occupancy permit, the developer shall be for installing or causing the following circulation improvements constructed: Project Driveway 1/Duarte Road: Restrict access at the project driveway on Duarte Road to a right-in/right-out driveway. All circulation improvements shall be made to the satisfaction o coordination with the City traffic engineer. 84 PACIFIC PLAZA, ARCADIA MIXED USE DEVELOPMENT PROJECT– CITY OF ARCADIA MITIGATION MONITORING AND REPORTING PROGRAM 1.INTRODUCTION This Mitigation Monitoring and Reporting Program has been prepared for use in implementing mitigation for thePacific Plaza, Arcadia Mixed Use Development Project.The California Environmental Quality Act (CEQA) requires adoption of a reporting or monitoring program for those measures placed on a project to mitigate or avoid adverse effects on the environment (Public Resource Code Section 21081.6). The law states that the reporting or monitoring program shall be designed to ensure complianceduring project implementation. The monitoring program contains the following elements: 1)The mitigation measures are recorded with the action and procedure necessary to ensure compliance. In some instances, one action may be used to verify implementationof several mitigation measures. 2)A procedure for compliance and verification has been outlined for each action necessary. This procedure designates who will take action, what action will be taken and when, and to whom and when compliance will be reported. 3)The program has been designed to be flexible. As monitoring progresses, changes to compliance procedures may be necessary based upon recommendations by those responsible for the program. As changes are made, new monitoring compliance procedures and records will be developed and incorporated into the program. This Mitigation Monitoring and Reporting Program includes mitigation identified in the Initial Study/Mitigated Negative Declaration for the Pacific Plaza, Arcadia Mixed Use Development Project. 4.2MITIGATION MONITORING AND RESPONSIBILITIES As the Lead Agency, the City of Arcadiais responsible for ensuring full compliance with the mitigation measures adopted for the proposed project. The City will monitor and report on all mitigation activities.Mitigation measures will be implemented at different stages of development throughout the project area. In this regard, the responsibilities for implementation have been assigned to the Applicant, Contractor, or a combination thereof. If during the courseof project implementation, any of the mitigation measures identified herein cannot be successfully implemented, the City shall be immediately informed, and the City will then inform any affected responsible agencies. The City, in conjunction with any affected responsible agencies, will then determine if modification to the project is required and/or whether alternative mitigation is appropriate. November 10, 2015